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227 South St job log 2-19-19ARCHITECT J E F F R E Y S C O T T P E N N 77 Worthington Road, Huntington, MA 01050 tel. 413-667-5230 fax. 413-667-3082 jspsed@verizon.net Job Log 227 South Street Northampton, MA 01060 Record of meeting notes from regular Thursday Site Visits 9:30am 6 December 2018 – Gabe Shippee (GC), Bill Graham (electrician), Dani Mckahn (owner), jsp Demolition has begun with wall finishes removal to reveal structure. Some walls are balloon framed. The original ceiling is above a framed drop ceiling and we will demo the drop ceiling and determine what to do with the original ceiling. There are several layers of flooring to be removed and we will assess the condition of the original floor for reuse or replacement. The finishes removal will clarify structure to determine new support. Currently, we are proposing only the front porch ceiling lights for each unit exterior (rear doors also) without continuous parking light from the balcony level, but will consider lighting for safety. The fire suppression system is being designed and will clarify water load. 14 December 2018 – Gabe, Dani, jsp, Louis Hasbrouk, Kevin We viewed revealed structure and determined Jeff will create the framing analysis and determine any proposed changes (for example steel I beam in place requires bearing relocation). For safe continued occupancy of the upstairs apartment, we propose adding smoke detectors in the work zone (connected to the apartment system) and protecting any vertical penetrations and chases revealed by demolition using mineral wool (or intumescent foam) installed properly at floor structure level in all locations including balloon frame wall cavities, stair openings and chimneys.  We further identified that the balloon framed walls extend to the foundation/sill in some locations (west) and this cavity will also be protected at floor level.  We are awaiting completion of design for the fire suppression sprinkler system and detail for the plumbing entrance and the concrete embedded plumbing and then will supply updated Construction Documents prior to requesting full Demo and Construction permission. 21 Dec – Gabe, Jsp Due to Louis Hasbrouk’s 14 December letter, work ceased and the upstairs occupants moved out. We examined the structural reveal showing how the prior renovation dealt with resupporting the balloon frame; once fully revealed Jeff will create a structural plan with analysis and proposal. 28 Dec – no meeting this week; no work; building empty of tenants. 3 Jan. – Dani, Gabe, John T, jsp We received the Demolition Permit and are ready to get back into the demolition and structural investigation and Gabe will be on site next week. John Thomas will cap the existing plumbing (domestic and heat) to the apt. and flush with anti-freeze. We still await the plumbing details, and then I will furnish updated plans. 10 Jan. – Dani, Gabe, John T, Bill G, Rich D, jsp Rich Duffy (excavator) and Gabe have determined we need to bring the water in at the front (centered) within the crawlspace which will require removing a portion of wall and floor at the former front door to excavate. Due to septic location, we will relocate the emergency escape and rescue opening (east) in the basement. We will have the decorative fence removed to the configuration shown on the plans with infill welded at the front gap. I have the water line and septic specifications from John T and will update the plans. We are asking John W about the size and location of the dry well and if we should include footing drains and send them to the dry well. The perimeter Wattle has been installed; more interior demolition has taken place and the rear portion demolition will begin soon. The second floor structure has been revealed and I will provide a structural analysis and modifications proposal. We will maintain the existing former porch roof and step up over a threshold on the second floor to create the second floor front porch. Bill G will assess existing electrical as he works in order to provide code compliance and other recommendations. I will furnish updated plans next week. 17 Jan – Dani, Gabe Structure review still underway; updated apt. 3 kitchen reviewed; framing for apt. 3 kitchen balcony – demo to reveal beam condition so I can determine structural need, floor condition and insulation max. considering methods of insulating and fire protecting basement ceiling – current proposal is intumescent paint all surfaces (joists, underside sheathing, bracing) or encapsulate with 5/8” type X gypsum board (not easy) and denim batts (prob. R19). 24 Jan – Dani, Gabe Review apt. 1 bathrooms; will detail floor struct. for roll-in shower. The former front porch structure is in place under the finish floor and is in poor condition near the former front door. This area is proposed to be removed for Rich Duffy to access the area to trench for the new water line. Some pricing was discussed about allowances; materials choices to be refined soon. Noted the existing exterior wall to become divising wall to townhouse 4; this wall to receive 5/8” type X gypsum board (or intumescent paint) with 1hr protection to 4’ from the wall both sides (new apt. 4 will have seamless 5/8” type X gyp. Throughout). I also reiterated that mineral wool will be installed to create fire/smoke stop within the joist bays over divising walls. We determined that the aluminum siding is probably in good condition for reuse. We talked about possible colors for the townhouses and will consider the palette already in the South Street neighborhood. We must confirm that the sewer line location will allow for installation of the new east basement egress window. 30 Jan – Dani, Gabe The former porch floor under the front area of Apt. 1 is rotten from beam to beam and will be removed for Rich Duffy’s water line work and replaced (tbd). We are considering how to insulate and seal under the bedrooms in the adjacent areas (spray isonene vs. caulk joints and batt insul.). The existing 2”x 5” rafters are sufficient for code load; considering insulation (possible spray isonene). I am sizing LVL’s to install under the undersized hip rafters over the former porch. There are areas on the first floor with two finished floor levels; we are considering reuse/rehabilitation of the finished flooring. We identified a 4”x 6” header at the apt. 3 kitchen balcony which I will assess. The garbage shed may be constructed on a cast 6” conc. slab with 6x6 wwf mesh. We are still refining lighting and plans (esp. structural). 7 Feb – Dani, Gabe, Bill G, Jaime Electrical review including lighting levels (approx. 10 less fixtures), dimmer switch needs (omit bedrooms), bedroom closet door motion fixtures, basement lighting and PV. Bill will discuss PV options with Aaron Simms. Apartment 1 deck will now be a patio with steps down in order to make space for a secondary egress from the basement. We are considering snow guards over doorways. Jeff will look at the apt. 3 stair to see if headroom allows a counter in the dining room overhead. Jeff will determine if the 5/8” gypsum wallboard will need to be behind the stair stringers and/or perpendicular walls. In apt. 3 living room, due to the atypical finishes we will attempt to demo the chimney and retain and fire protect the “chase.” Jeff is close to completing the structural assessment and plan and will review on site at next Thursday’s meeting. We reviewed the possibilities for flooring (made difficult by three different levels of finished flooring) and formed a possible solution of conserving and restoring several discreet sections with new hardwood flooring in the remaining areas. 14 Feb – Dani, Jamie Reviewed structure (will add a beam under 2nd fl Apt. 3 porch; expect 7” width PSL to carry joist and balloon frame) and will continue to consider final floor construction (assess existing EPDM roof under 2x3’s supporting floor deck; 2x6’s supporting roof ). Reviewed plumbing possible conflict with existing 8x8 sill between former front porch and interior (Apt. 1 bathrooms); will discuss with Plumber. Looked at odd framing for 2nd fl openings from Apt. 3 to porch and will reduce new passage door width to 30” and add jack studs and strapping to strengthen existing condition. We revisited another change; the second floor Apt. 3 street-facing door to balcony will become a replacement window. We also located the Apt. 3 living room Mini-Split head near the sofa corner opposite the revealed chase. I suggest building a new wall under the split (to be sistered) joists under Apt. 2. East bay window for secure support.