Wildstar Farm Construction is Complete
Construction and site work was:
Photos of Construction Progress
Time Lapse Arena Erection
Pre Construction Site View
Completion Reports and Affidavits
After completion of the project at the time the apartment Special Permit came up for renewal Wildstar submitted a letter justifying that the apartment did not need a Special Permit. Chris Canney the building inspector responded on 27 May 2020 by email in this way:
Sorry for the delayed response, it has been a busy couple of weeks at the Building Department. I think your letter does a good job of spelling out the size and scope of the agricultural use of your property and connects the use of the apartment directly to the care and maintenance of the animals living in the barn. I agree with your assessment that the apartment is incidental to the agricultural use and therefore is not subject to the local Zoning Bylaw’s Special Permit requirements per MGL 40A Section 3. As you state at the beginning of the letter, if the use of the apartment changes in the future to no longer be directly in support of, or incidental to, the agricultural use of the property, then you will be required to obtain a Special Permit for the new use.
The architectural design was done in Revit. The Revit design is kept in the A360 system that the Architectect uses to share the design. A360 3D Model (Revit Design) A login is required to access this design. Extracted data in PDF format is published later on this page.
The last construction task was the design:
Barn Permit Plans Egress Update (revision 4)
These plans were submitted to amend the exit route allowing egress through the sliding door of the old barn. The egress is enabled by putting a man door in the sliding door and positioning the man door so that if the sliding door is opened an acceptable egress exists when the man door passes beyond the side of the aisle opening.
Paths through the 6 bay old barn.
Barn Permit Plans Apartment Update (revision 3)
These plans were submitted to amend the building permit a second time. They add the apartment and raise the roof in the hayloft perimeter to make better use of the hayloft space. Unfortunately the north windows of the apartment have to be eliminated to accomplish this.
Barn Permit Plans Raise Roof (Revision 2)
These plans were a draft of what to submit to amend the building permit to add the apartment. They add the apartment and raise the roof in the hayloft perimeter to make better use of the hayloft space. Unfortunately the north windows of the apartment have to be eliminated to accomplish this.
Barn Permit Plans Bathroom Update (revision 1)
These plans will be submitted to amend the building permit of 28 December 2017 adding the first floor bathroom and the kitchenette sink..
room toilet area.
Permit Plans Update Removes 'Future' Items
These plans update the overall design to remove all mention of the apartment, bathroom and fixtures that require plumbing (listed as future items in the 12/28 permit plans). They were required by the town to issue a building permit for the barn while pool septic system repair was incomplete. Everyone agreed that the plans could be amended to add the septic related systems once the pool septic repair was complete.
Barn Permit Plans
These plans were submitted for a building permit on 28 December 2017.
Structural Analysis was done by Victor Popp. Producing these documents:
As Built Foundation Plan
Foundation Plans Moved for Survey Issues
Final survey data showed the barn to be 6 inches off in the GLM
survey. The arena and new barn positions were adjusted to maintain
setback clearances. These new positions are reflected in the
architectural plans dated 17 September 2017 and any later updates.
Foundation Plans4 July 2017 Foundation Structural Plans as a PDF file, these are the final plans from Michael Fillion. All later updates to the barn area foundation are from Victor Popp.
Autocad design for the Final Foundation plans (ftp 2.1Mb)
Requested Offset staking
Code compliance was performed by Harold Cutler. The code that applies is the Eighth edition of the Mass. building code which consists of the 2009 IBC with Mass amendments. The result of that compliance analysis was included verbatum as text in the overall architectural plans. These plans were submitted as part of the initial arena design and have been included with each sucessive set of architectural plans. On 1 February 2018 Mr. Cutler when asked if we could use his name and credentials said by email: "That’s fine. I have been an integral part of the development of the plans for the project and concur with the accessory use designation given the restriction to occupancy of the apartment by a barn manager." In actual fact the characterization of the apartment as an accessory use was first used in a draft of the code analysis by Mr. Cutler.
A business grade fire alarm system is installed. This is the Fire alarm record of completion.
A complete discussion of sprinkers and fire alarm requirements is in the Sprinkler Appeal page.
Septic Discussion with the Board of Health
Civilized Solutions prepared a 31 January 2017 letter for the Board of Health discussing why the existing septic system could support an additional bedroom. The letter states that the system can support a 5 bedroom flow with a 50 percent overcapacity for the installation of a garbage grinder. No garbage grinder is installed or planned.
Wildstar's expectation in addition to this letter is that the site should be considered as a multi-structure campus in the same way as the Pope campus at 26 Bullard Street was considered. The bedroom count evaluation there was performed on a building by building basis rather than by adding up the room count of each building.
The existing house at 16 Nason Hill Lane contains four bedrooms.
The current assessment records have this narrative:
This parcel contains 11.3 ACRES of land mainly classified as ONE FAM with a CONTEMP Building built about 1980, having primarily WOOD Exterior and 8445 Square Feet, with 1 Unit, 4 Baths, 0 3/4 Bath, 1 HalfBath, 9 Rooms, and 4 Bdrms.
Spelling and capitalization from the narrative.
The health agent gets a slightly different room count by counting one of the basement rooms. He also considered the kitchen and dining room a single room.
The barn and associated apartment contain one bedroom. There are two conditioned rooms in the apartment plus the tack room and office. There is one bathroom in the apartment and on half bath adjacent to the tack room. There is also an entry-way containing a sink and washer/dryer adjacent to the tack room.
The Board of Health indicated that they would approve this system with a deed restriction when a full septic plan for the barn was proposed.
Drainage and Septic Layout
Joe Marquedant is following on from the work by Civilized
Solutions. He has completed drainage plans for the barn and
Septic Finish Grades
On 25 July 2019 Joe Marquedant submitted a Finish Grades Survey (DWG file) to the town of Sherborn completing the septic construction for the barn. This survey also included finish grades for the pool repair and completes that construction too.
Civilized Solutions proposed two possible choices for the septic layout and connection to the existing septic system. The Gravity system is the selected strategy.
The septic system from the barn to the D-box of the house septic system was built, inspected by Mark Oram and approved for cover. This is the as build septic plan.
Poolhouse Septic Repair
When the house was purchased a cesspool was found southeast of the outdoor pool that supported a toilet and shower in the pool house. This failed title 5. The sellers provided an approved design for repair of this system that replaced the cesspool with a pumped system. The pump basin joins the house septic system. The initial design did not have a cleanout anywhere in this line and was updated to add the cleanout. The pump basin and forced main were constructed after the purchase of the house. The septic system for the barn apartment requires that this pool house repair is completed prior to approval.
septic repair initial design This design is what was presented
to the board of health. It required modification to add cleanouts.
Final Compliance for this repair was recieved on 3 October 2019.
Light Fixture Interpretation
Wildstar wanted to use inexpensive Shop light LED luninares from Costco throughout the barn and arena. These fixtures are UL dust and damp rated. The electrical inspector pushed our electrician to use vapor sealed fixtures in the barn aisles. His rationale was that dust and wet rated fixtures were needed in a barn. The fixtures used were dust and wet rated with a cord that plugged in to an outlet. They cost three times what the Costco luninares cost. The inspector then wanted the fixtures to be connected by runs of conduit. The electrician modified the fixtures removing the cord, drilling holes and attaching conduit to the holes. The inspector liked this change. Wildstar believes that the change violates the wet rating and could not be used if wet rated fixtures were actually required. Wildstar consulted a friend (the electrical inspector for a much larger town) who held that only dust rated fixtures should be required in barn aisles (wet rated fixtures are required in areas of animal confinement such as stalls). Given this opinion Wildstar did not object to the fixture modifications which, after modification, were no longer damp rated.
The inspector wanted the same sealed fixtures in the arena. His rationale for this area was that three prong plugs were required. The Costco fixtures only had two prong plugs. Wildstar already owned and had temporarily installed the Costco lights. For the arena Wildstar contacted the state Board of Fire Prevention Regulations. Phone conversations were held with Paul Vigneau in early December 2019 followed by an email on December 7th 2018 with a Request for Interpretation attached. A follow up email was sent on January 11th to Richard Fredette. On May 28th, 2019 a formal response was sent that said that the "authority having jurisdiction ... shall accept listed and labeled equipment...". Long befor this letter arrived the electrical inspector allowed the Costco lights in the arena.
The surveyors provided these Pin Locations to reference where the foundation goes. This detail is important because the retaining wall does not have easy corners to pin. The locations were taken from the 17 September 2017 design.
Geotechnical Report from Harry
Berlis of McPhail Associates, LLC
Early GLM layout of the barn
As built septic plan
These setback requirements (revised version) were proposed by GLM and confirmed by email with building inspector Henry Fontaine who said: 'As I review I agree with what you have with the exception of the front set-back, it is 60 feet.'. The original sketch incorrectly showed 40 foot distance at the front of the lot while calling out a front setback.
Use of Native Lumber
To be able to use the trees cut from the land Wildstar is has become a certified mill. This allows Wildstar to certify native lumber for structural use. This email chain with Mass. DPS shows the trials and tribulations of that process.
Sprinkler Reference Info
Reference DesignsStructural design from the 401 Sandy Valley Road project
Iron Horse (Calhoun) Structures
Plans For the riding arena structure.
ZBA Apartment Layout 25 October 2017
These plans were used for the Sherborn Zoning Board of Appeals special permit hearing.
Post Construction Inspections
Inspection 13 November 2020 performed by Shufro
Barn plans 17 September 2017
These plans are correlated with the final Mike Fillion foundation plans.
OUTDATED Architectural Supplement to Foundation plans 4 Aug 2017
These supplements show the placement of the slab in the barn area and the placement of the footings that support the ramp in the arena. They also contain waterproofing and under slab insulation details.Architectural Supplement Sheet 1
Architectural Supplement Sheet 2
OUTDATED Barn plans 13 July 2017
These plans are correlated with the final Mike Fillion foundation plans.3D Views
Code Summary sheet 1
Code Summary sheet 2
Barn Level 1 Enlarged
Barn Level 2 Enlarged
Roof Plan (enlarged)
Building Elevations (overall)
Building Elevations (enlarged sheet 1)
Building Elevations (enlarged sheet 2)
Building Sections (sheet 1)
Building Sections (sheet 2)
Architectural Supplement to the Foundation Drawings (page 1)
Architectural Supplement to the Foundation Drawings (page 2)
OUTDATED Updates to Barn plans 10 July 2017
These plans update the site layout for the 4 July 2017 foundation plans update.Site Layout
CAD data for site layout via FTP 456Kb
OUTDATED Architectural Supplement to Foundation plans 4 July 2017(via ftp 1.0 Mb) Additional data from the architectural plans add information to these plans (i.e. the exact locations of the ramp footings). These plans call out where they have to be coordinated with the architectural plans. This set should be superceeded by the 4 August version above. Check this set to make sure all details are properly superceeded.
OUTDATED Barn plans 19 June 20173D Views
Code Summary 1
Code Summary 2
Barn Level 1 (enlarged)
Barn Level 2 (enlarged)
Roof Plan (enlarged)
Overall Building Elevations
Building Elevations 1 (enlarged)
Building Elevations 2 (enlarged)
Building Sections 1
Building Sections 2
Foundation 3D view 1
Foundation 3D view 2
Foundation 3D view 3
OUTDATED Barn plans 27 April 2017 (update)17001-A0-0-0.pdf 3D Views
17001-A1-0-0.pdf Three levels of Grid Layout
17001-A1-0-1.pdf Arena Floor plan
17001-A1-0-2.pdf Barn Floor Plan
17001-A1-0-3.pdf Apartment Level Floor Plan
17001-A2-0-0.pdf East, West and North view Elevations
17001-A2-0-1.pdf South view elevations
17001-A2-0-2.pdf Arena view elevations
17001-A3-0-0.pdf Building sections
17001-PH-1.pdf Site layout
OUTDATED Barn plans 4 April 2017 (update)
pattern for floor mats in main aisle.
OUTDATED Barn plans 20 March 2017
- Sheet - A0-0-0 - 3D VIEWS.pdf
OUTDATED Barn plans 19 March 2017
- Sheet - A0-0-0 - 3D VIEWS.pdf
OUTDATED Barn Renderings(older)
OUTDATED Plan Details (older)
Top view outline
17001-A100 OVERALL PLANS.pdf
OUTDATED Foundation Permit Plans
These foundation permit plans created by Michael Fillion are now out of date. See more current foundation plans above on this page.Updated Foundation Permit Plans for Review
Foundation Permit Plans
Foundation Permit Plans (printed as a PDF file might be more friendly to systems that are missing fonts)
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