beacon hill architectural commission advisory … · architecture scale: date: 94 beacon street apt...

PAUL LUKEZARCHITECTURE

SCALE: DATE:

94 BEACON STREET APT 5 RENOVATION07/26/18

BEACON HILL ARCHITECTURAL COMMISSIONADVISORY DESIGN APPROVAL SUBMISSION

1310 Broadway, Somerville, MA 02144T (617) 628-9160 www.lukez.com

1/32" = 1'-0"

COVER SHEET

LEVEL 1

LEVEL 2

LEVEL 3

LEVEL 4

MAIN FLOOR

MEZZANINE FLOOR

ROOF DECK

BUILDING SECTION DIAGRAM

1310 Broadway, Somerville, MA 02144T (617) 628-9160

94 Beacon St, Boston, MA 02108

SITE LOCATION

1. Non-code compliant roof deck guardrail: Remove painted 33" high metal guardrail at roof deck that does not conform to code compliant height and replace them with code compliant 42” high guardrail that matches the existing railing pattern, material, and color consistent with the Neo-Federal/Italianate style of the building.

2. Non-code compliant stair access to roof: Remove the existing non-code compliant and extremely narrow spiral stair to the roof deck. Provide a code compliant access to the roof deck by installing an additional flight of stair to the existing stairwell. Install a low profile box-type sliding rooflight.

3. Non-historic roof hatch: Remove acrylic domed aluminum roof hatch at the south west corner of the roof deck. Infill the notched area of the deck with new deck to match existing. Remove also the guardrail at the notched corner in the process. New deck shall have new guardrail installed per code to match the rest.

4. Rubber roof infill between dormers: Replace the single sloped rubber roof infill between the dormers with historical skylight system (Heritage Series by Crystal Structures Glazing or similar) of the same same pitch and height. All visible surfaces of the skylight are to be clad in copper. Replace the rubber roofing of adjacent dormer roof with slate roofing to match existing.

5. Back living room roof and windows: Raise back roof above the living room to align with the top of the main roof profile. Replace back living room window with full height window. All visible surfaces of the window to be clad in copper. All visible fascia and gutter of the new roof to have copper finish.

6. Remove existing windows in the back bedroom and infill openings with wall system to match existing. Install floor to ceiling height windows or bay windows at the corner of the room.

7. Reconfigure fire escape landing and stair to Integrate Juliet Balcony in front of the window back bedroom windows and living room.

DESCRIPTION of PROPOSED WORK


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VIEW FROM BEACON STREET WEST

94 BEACON

PHOTO TAKEN IN 2018

VIEW

EXISTING VIEW FROM BEACON ST

ROOF TOP IS MOSTLY HIDDEN BY ADJACENT WALLS, CHIMNEYS, & EQUIPMENTS


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VIEW FROM BEACON STREET EAST

94 BEACON

VIEW

EXISTING VIEW FROM BEACON STROOF DECK IS NOT VISIBLE FROM THE STREET


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VIEW FROM BEAVER PL. EAST

93 BEACON

95 BEACON

VIEW

EXISTING VIEW FROM BEAVER PL.94 BEACON ST. BACK SIDE IS NOT VISIBLE FROM BEAVER PL. EAST


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VIEW FROM BEAVER PL. BACK SIDE

94 BEACON

VIEW

EXISTING VIEW FROM BEAVER PL.ROOF DECK HAS MINIMAL VISIBILITY FROM THE BACK SIDE


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VIEW FROM BEAVER PL. WEST

93 BEACON

95 BEACON

VIEW

EXISTING VIEW FROM BEAVER PL.94 BEACON ST. BACK SIDE IS NOT VISIBLE FROM BEAVER PL. WEST


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EXISTING ROOFTOP

94 BEACON

95 BEACON

96 BEACON

93 BEACON

92 BEACON


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EXISITING ROOFTOP PHOTOS

EXISTING ROOFTOP VIEW TO BEAVER PL. EXISTING WEST SIDE OF THE ROOFTOP

EXISTING GUARDRAILS AND ROOFTOP VIEW TO BEACON ST.EXISTING SPIRAL STAIRS & ROOF HATCH

* GENERAL NOTE: EXISTING GUARDRAILS ARE LOWER THAN CODE (h=42"), NARROW SPIRAL STAIRWAY, AND TIGHT HATCH RAISED SAFETY AND SECURITY CONCERN FOR THE SPACE AT ROOF DECK


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EXISTING FRONT VIEW PHOTOS

VIEW

EXISTING VIEW FROM THE BOSTON PUBLIC GARDENPHOTO TAKEN IN 2018

ZOOM-IN VIEW OF THE ROOF DECK FROM THE BOSTON PUBLIC GARDENPHOTO TAKEN IN 2018

4' - 1 "18' - 7"

8' - 2 1/4" 4' - 8 3/4" 10' - 4"

EXISTING WOOD ROOF DECK

2' - 8 1/4"

MEMBRANE ROOF

EXISTING FIRE ESCAPE STAIRS

EXISTING SKYLIGHT/ ROOF MONITOR

MEMBRANE ROOF

23' - 8 3/4"

SLATE ROOFMEMBRANE ROOF

MEMBRANE ROOF

MEMBRANE ROOF

4' - 5"

5' - 7 1/4"

SKYLIGHT TO STAIR SHAFT

ROOF HATCH

ELEVATOR SHAFTCONDENSER UNIT

SLATE ROOF

SLATE ROOF


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3/16" = 1'-0"

EXISTING ROOF DECK PLAN


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EXISTING ROOFTOP AXON_VIEW TO EAST

APT5 MEZZ.

APT5

ROOF SKYLIGHT HATCH

WOOD ROOF DECK

MEMBRANE ROOF

SKYLIGHT TO ELEVATOR SHAFT

SKYLIGHT TO STAIRWAY

DORMERS

EXISTING BLACK GUARDRAILS


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EXISTING ROOFTOP AXON_VIEW TO WEST

APT5 MEZZ.

APT5

ROOF SKYLIGHT HATCH

WOOD ROOF DECK

MEMBRANE ROOF

SKYLIGHT TO ELEVATOR SHAFT

SKYLIGHT TO STAIRWAY

DORMERS

EXISTING BLACK GUARDRAILS SKYLIGHT/ ROOF

MONITOR

DN

EXPANDED ROOF DECK

18' - 11"

26' -

10"

9' -

4 1/

2"

28' - 10 1/2"23' - 7"

NEW STRUCTURAL GLASS FLOOR SYSTEM FLUSH WITH WOOD DECK

NEW ROOF DECK INFILL (AREA SHOWN HATCHED)

4' - 1 1/2"

4' -

3"

NEW DECK

12' - 11"

NEW GLASS HATCH OVER STAIRWELL

NEW STAIR DESIGNED TO IMPROVE SAFETY & SECURITY

EXISTING ELEVATOR SHAFT

ADD NEW DECK & GUARDRAIL (AREA SHOWN HATCHED)


REPLACE THE SINGLE-SLOPE RUBBER ROOF INFILL WITH HISTORICAL SKYLIGHT SYSTEM OF THE SAME PITCH AND HEIGHT; ALL VISIBLE SURFACES OF THE SKYLIGHT FRAMES ARE TO BE CLAD IN COPPER

REPLACE EXIST'G GUTTER AND FASCIA WITH NEW COPPER GUTTER AND FASCIA OF SIMILAR PROFILE

REPLACE EXISTING RUBBER ROOFING OF DORMER WITH SLATE TO MATCH EXISTING ROOFING

REPLACE NON-CODE COMPLIANT GUARDRAIL WITH NEW TO MEET CODE REQUIRED HEIGHT. PROFILE AND COLOR TO MATCH EXISTING; TYPICALEXTEND EXISTING FIRE ESCAPE LANDING WIDTH AND REVISE LANDING HEIGHT; INTEGRATING JULIET BALCONY INTO LANDING IN FRONT OF OPERABLE WINDOWS

RAISE BACK ROOF TO ALIGN WITH THE TOP OF THE MAIN ROOF PROFILE. REPLACE BACK LIVING ROOM WINDOW WITH FULL HEIGHT WINDOW. ALL VISIBLE SURFACES OF THE NEW WINDOW FRAMES, ROOF FASCIA AND GUTTER TO BE COPPER FINISH.

NEW ROOF DECK INFILL (AREA SHOWN HATCHED)

EXIS'G DORMER

POTENTIAL OPTION FOR NEW BAY WINDOWS (SHOW DASHED)

EXIS'G DORMER

2' - 0"

10' -

3"

2' -

0"

17' - 8" 2' - 0"

21' - 0"

17' -

5 1

/2"


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3/16" = 1'-0"

PROPOSED ROOF DECK PLAN


NEW PAINTED METAL GUARDRAILS TO MATCH ADJACENT CODE COMPLIANT REPLACEMENT


REPLACE THE SINGLE-SLOPE RUBBER ROOF INFILL WITH HISTORICAL SKYLIGHT SYSTEM OF THE SAME PITCH AND HEIGHT; ALL VISIBLE SURFACES OF THE SKYLIGHT FRAMES ARE TO BE CLAD IN COPPER.

NEW SLIDING HATCH

NEW CODE-COMPLIANT STAIRS

APT 5

APT 5

MEZZ

WOOD ROOF DECKNEW WD ROOF DECK

REPLACE NON-CODE COMPLIANT GUARDRAIL WITH NEW TO MEET CODE REQUIRED HEIGHT. PROFILE AND COLOR TO MATCH EXISTING.

REPLACE EXIST'G GUTTER AND FASCIA WITH NEW COPPER GUTTER AND FASCIA OF SIMILAR PROFILE

REPLACE EXISTING RUBBER ROOFING OF DORMER WITH SLATE TO MATCH EXISTING ROOFING

RAISE BACK ROOF TO ALIGN WITH THE TOP OF THE MAIN ROOF PROFILE. REPLACE BACK LIVING ROOM WINDOW WITH FULL HEIGHT WINDOW. ALL VISIBLE SURFACES OF THE NEW WINDOW FRAMES, ROOF FASCIA AND GUTTER TO BE COPPER FINISH.


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PROPOSED ROOFTOP AXON_VIEW TO EAST


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PROPOSED ROOFTOP EXTERIOR AXON-1

VIEW TO EAST


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PROPOSED ROOFTOP EXTERIOR AXON-2

VIEW TO WEST


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PROPOSED ROOFTOP FRONT VIEW

60" POST SPACING TYP.END PLATE

4" SPHERE SHALLNOT PASS THROUGH

3 7/8" MAX.

3 7/

8"

42 A

.F.F

.

3/4"X 2" TOPRAIL PAINTED

3 7/

8"

42 A

.F.F

.

1/2" SQ. BALUSTER PAINTED

2" SQ. POSTS PAINTED

3/4"X 2" BOTTOMRAIL PAINTED


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As indicated

PROPOSED BOX-TYPE SLIDING ROOFLIGHT

PROPOSED STAIR HATCH - GLASS BOX-TYPE SLIDING HATCH PROPOSED CODE COMPLIANT ROOF GUARDRAIL

ELEVATION SECTION

NOTE: ALL COMPONENT OF THE RAILING TO BE PAINTED BLACK

beacon hill architectural commission advisory … · architecture scale: date: 94 beacon street apt...

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