227 South St rept 12-18 to 12-19ARCHITECT
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.
21 Feb no meeting; vacations
28 Feb – Dani, Gabe
Reviewed jsp recommended temporary support wall for rear/brick building demo – use angled studs and strongbacks at first floor to transfer balloon frame studs to basement temp. wall.
Jsp
will also finish the structural proposal for existing building bearing to basement; basement bearing via ½” thick steel plates secured to slab and designed using 1500 #/sf bearing.
We have determined that the existing portico from the Veterinarian clinic may be reused as the new Apt. 1 portico (with alteration to be determined; support verified). We are considering
modular construction for the new construction townhouses and will make a decision soon. I have a question for Louis H. – since we are introducing a new bulkhead as the sole basement
access, is a second egress required from the basement? The flooring refinisher has recommended new flooring for the first floor due to existing condition and differing levels. Rich
will create a trench thru the front area for new water service with backfill and restructuring after.
8 March – Dani, Gabe, Jamie, John T
Will use Fujitsu mini-splits, economical good quality. Jeff still determining Basement Access and Storage use. The foundation cut for the new Water Main will be done soon. We discussed
locations of Condensers and will get on the site plan, and also the number of condensers/zones and heads.
14 March no meeting
In the interim, discussed Basement access with Dani and Louis comments; will consider parking side compliant basement access and how to accomplish 1 hour basement ceiling (intumescent
paint or 5/8” type X gypsum) and include in sprinklered area.
21 March – Dani, Gabe
Still considering Modular construction for the back 5 units; awaiting pricing and answers. Pretty certain we will install a compliant basement access from the parking side and move
the townhouses to the east (aligned with the east wall of the existing building instead of the west wall). Will probably specify a 12” conc. divising conc. foundation wall with frost
protection for modular bearing between units and typical 8” conc. fnd. wall at exterior perimeter. As soon as I know, I will get a draft foundation plan to Gabe for pricing (received,
will draft soon). I will verify from Westchester Modular if they can provide 1 hour fire separations at underside of floor joists (above crawlspace) (they cannot; we will), and at
the attic level walls and what depth of crawlspace to provide. I will determine requirements for the crawlspace for venting, fire protection, insulation etc. Still considering metal
vs. ashpalt shingle roofing. Engineered lumber has been delivered and installations will begin soon. The existing west portico (to be reused) is revealed with 2 – (2)2x10 beams supported
by posts which we will resupport with a new beam and posts.
28 March – Dani, Gabe, Bill G
Bill will need refined information for his portion of the material supply and install if we go modular; we will reach out to Westchester to ask for a definitive listing of installs,
item brands and extent of supply for the subs (ie. Smoke detectors, sprinkler system, exterior light fixtures, connections for plumbing and single vs. multiple electrical junction boxes;
plug and play) so subs can know what extras they need to supply and what to match/integrate. Also, we need to
know what testing will be done at the factory (and required documentation) including plumbing, insulation and electrical rough inspections. We need to know what insulation will be installed
and what remains for on-site installation. We intend our individual electrical panels under the stairs in each unit. We need to know if a chase, conduit or other accommodation for
PV rooftop solar is required. We are anticipating the need for a staging area and police traffic control for delivery of Modules (approx. 1-2 days to verify). We will also determine
if Westchester can provide positive attachment for balconies. Jeff will look at the existing apt. bedroom header for sufficiency (4”x 6”) and possible windows for the North side of
apt. 8.
4 April – Dani, Gabe
Carolyn has asked for clarification of removing the pergola from the site design, I will let her know we will rehab and paint it and set it on blocks and stone as if it were a prefab
shed. I have refined the structure to support the apt. 3 stair opening and determined the existing 4x6 in apt. 2 East under the Apt. 3 balcony wall will support the load up to a 5’
opening. Rich has begun the demo of the brick section; Jamie has secured the interior with plywood. We have refined the possible modular designs for the rear 5 townhouses and await
pricing and details. Our painter is investigating the Intumescent paint (proposed for basement ceiling in existing building) and is having a third party certify/test for our use.
In the new modular units, we have determined the individual Electrical panels may have to be surface mounted on the closet wall in the great rooms (closets under stairs do not provide
enough clearance). We are considering separate crawlspaces for each of the five townhouses with penetrations fire-caulked and individual access panels for each townhouse (probably
within front closet). Once the estimates are agreed and deposit paid, the Modular company will provide foundation plans, module plans and provide a production start and delivery date.
10 April – Jamie
At the apt. 3 entry stair, Jamie identified the wall to be removed is bearing the upper floor joists so I will add a beam selection. Also, we determined to locate the stair at 6’ RO
interior (riser back from door wall) for generous entry area. We also discussed that the former porch which will be integrated as a bedroom in apt. 3 (East) was framed approx. 3” out
of line with the main building wall. We will either modify the porch wall or possibly offset the first townhouse module (and Foundation) with the gap sealed (to be determined). We
also discussed the main eave which may also interfere with the new modules and we will investigate the eave construction soon.
18 April – Dani
The back building is down and the hole mostly backfilled; fencing now protects the site (since last week). The existing first floor has been leveled with the exception of the front
area open for excavation and installation of new water main. The new structure has been mostly installed and nearly completed with some interior partitions installed and the stair
for apt. 3 underway; the apt. 1 porch reconstruction will await the completion of the interior (draft plan will be cc’d with the report). Jamie and I noted that the porch beams enter
the wall and are supported by the
plywood sheathing at present and should have blocking installed (min. 1-2x8 or 2-2x6). We have also supplied further information to Westchester Modular for estimating.
25 April – Dani, Louis H.
We reviewed the completed conditions as we wrap up with Gabe Shippee; the Building Permit will be transferred to the new Contractor with proper paperwork. Gabe’s crew has completed
the Demolition, installed over 90% of the Structural enhancements and begun the existing building first floor buildout. The rear Brick addition has been removed and mostly backfilled.
We noted inside that the hip beams will require steel brackets to complete the bearing path to the corner posts, and that the offset finished back (East) porch will require careful
attention in the modular installation (fire blocking). Otherwise, the new construction is good quality.
2 May – Dani, Roger Roberge, Matt
We reviewed existing conditions with potential new contractor. Roger will form an estimate and work plan and we will consider next steps.
Note: the work has resumed and the Job Log will resume – after 1 Jan 2020, the prior citations will be omitted.
26 November 2019
Work Resumes
Within the last few weeks, Rich Duffy has connected Water and Sewer to the building; the floor of the existing house (apt. 1) has been repaired and insulated. I have designed support
for the first floor roof/hip beam bearing including strapping for upper north and support angles to be fabricated for the upper south and lower for both, to be secured to columns.
We discussed the excavation for the new townhouse foundations and determined the solution for removing existing foundation with new concrete buttresses for stabilization at demoed ends.
John Wallen is completing the foundation plans and has submitted. We identified a structural inadequacy at the existing rear (west) wall which John W. proposed to solve with ridge
bearing to grade (design to be supplied). The front wall is being reframed for the new windows.
18 December
Solo visit; no workers present. Noted townhouse foundations partially poured (farthest rear two units). Verified front first floor hip roof beam support proposal (steel fabrications
and bearing).
23 Dec – Matt W.
Noted rebar has been drilled and placed (approx. 18”oc vert.) for cold pour of remaining townhouse foundation walls. Under the top of the southeast hip (under the former sleeping porch
corner above) provide bearing (3 studs) to fnd.
Note: will meet Monday 30 Dec. at 10am; subsequent Weekly meetings Tuesdays 11am