227 South St meet 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