129-163 Round Hill Report 12-18-09
• RYANS.HELLWIG,PE • STRUCTURAL EN-GI~i:&ER • :'i.-~=~:-~j>--~--'--. --"'>:,,', d!.\\) ....-,,\l ' (}?~lO .,'.; '::'0:" 'lr;hl. Deeembet 18, 2008 SNCHt):,,::E ),~~ George Danziger 900l
6 Z J30 31 Tara Circle Florence, MA 01062 , L •._.,.•_~________"......_"~·___" ~~~~~J31 ~ .-~--~.-.'gdanzig@comcast.net Re: Round Hill Road Condominium Association 127-163 Round Hill
Road Northampton, MA . SUbject: First Floor Carrying Beams The following is a summary report ofmy inspection and analysis ofthe above-mentioned item. On Nov. 17,2008 I made a preliminary
inspection ofthe basement areas ofthis building. On .Dec. 9 a follow-up visit was made to observe a probe ofthe under-slab conditions in the southern-most basement, where the slab had
been saw':'cut. The first floor structure consists of2x12 joists spanning across the 32 ft. wide building. In the center ofthe building, these joists bear ona triple 2x 1 0 beam. On
top of this beam is a central bearing wall which carries the second floor joist system. The roof has a lumber truss system, which does not bear on this wall. The beam is supported by
3-Yz" dia. concrete-filled pipe columns, which are spaced at approximately 8 foot centers on average. The plies ofthe beam are staggered, so that they appear to be typically made from
16'long pieces. The column tops have thin steel cap plates measuring 5" by 5". The column bases are encased in the concrete slab. In virtually every location the bottoms ofthe beams
exhibit significant crushing ofthe wood just above the column cap. The beams also display some vertical deflection, or sag, between the columns. Where the splices are visible on the
outer plies, the vertical cuts at the ends are not plumb, but appear to have rotated noticeably towards the span, which is consistent with the geometry ofthe sag. In several instances,
grade stamps are visible on the joists and beams, identifYing them as Western Spruce, Construction Grade. To support a residential floor load from two levels ofthese dimensions, a triple
2xlO ofthis type should have spans that are about 50% less than this, or about 53 ft. The excessive spans also yield larger beam reactions, resulting in higher bearing stresses at the
columns. Allowable bearing stress perpendicular-to-grain must also be downgraded in the presence ofmoisture content exceeding 19%. Moisture content readings were not taken during the
inspection, but it appears that historically there have been problems with elevated humidity in the basement spaces. . The Building Department has required that something be done to
solve this problem with the • 28 ALDRICH STREET • NORTHAMPTON, MA 01060 • • VOICE 413-584-HLWG (4594) • FAX 413-584-HLWFax (4593) •
First Floor Carrying Beams 127-163 Round Hill Road Northampton, MA December 18, 2008 beam. Although reinforcement by add~ng strength to the beam, such as additional plies, is a standard
technique, such a solution would be complicated when addressing the deficiency in the existing column caps. Reducing the beam spans would correct both problems. This solution could take
the form of either a new concrete-filled pipe column in between the existing columns, on a new concrete footing placed below, or a new lumber stud wall, infilled between the existing
colurrin~ and sheathed with plywood, to be placed on top ofthe existing slab. The slab probe revealed a 4" thick unreinforced concrete slab underlain by a 12" thick layer of coarse crushed
stone. It is presumed that this stone layer was installed for drainage purposes. However, it also provides better distribution ofloads on the slab to the soil. Therefore, the light loads
ofthe proposed infill stud wall can be carried without additional foundation work, assuming assuming that this crushed stone exists throughout all ofthe basement spaces. The new columil
option should have a new concrete footing poured below it. I am including a drawing showing the typical existing conditions, and three typical options as described above: 1) new column
and footIng; 2) new stud wall; 3) new stud wall with a 36" opening. I recommend that at least one column be installed in each basement space, so that the under-slab conditions can be
verified at the saw-cut. I hope that you find this satisfactory. Please let me know ifyou have any questions. Page 2 of 2
Technical Specifications for: Ryan S. Hellwig, PE Reinforcement of Existing 18t Floor Beams Structural Engineer 127-163 Round Hill Road 28 Aldrich Street Northampton, MA Northampton,
MA December 19, 2008 413 -584 -4594 GENERAL 1) All Structural Work shall conform to the MSBC (Massachusetts State Building Code -780 CMR), Sixth Edition. 2) Dimensions and elevations
ofexisting construction given in structural drawings are based on limited field observations and measurements. The contractor shall verify all information pertaining to existing conditions
by actual measurement and observation at the site. All discrepancies between actual conditions and those shown in the drawings shall be reported to the Engineer for his evaluation before
the affected construction is put in place. 3) Design Criteria: Floor Live Load: Soil Bearing: 40 psf -Residential 3000 psf -Allowable Pressure CONCRETE 1) Footing concrete may be unreinforced
and shall meet or exceed the following requirements: 28-day compressive strength f c 2500 psi, minimum Water/Cement ratio = 0.5, maximum Slump = 5",maximum WOOD 1) Dimension Lumber of2
inch nominal thickness shall be Spruce-Pine-Fir Stud Grade per The National Lumber Grades Authority (NLGA) and shall have the following minimum design values: E = 1,400,000 psi . Fb
= 875 psi (unadjusted) 2) . Dimension Lumber of 2 inch nominal thickness in contact with concrete slab shall be Southern Pine #2 or better per The Southern Pine Inspection Bureau -SPIB
and shall be preservative pressure-treated to the requirements ofthe American Wood Preservers Association (A WPA) with the following minimum design values: E = 1,600,000 psi Modulus
ofElasticity Fb = 1250 Bending Stress 3) Sheathing panels to be classified with Exterior Durability Exposure, and to be made w/waterproof glues; Veneer grade to be D or better. Panels
to conform to one ofthe following: a) AP A Voluntary Product Standard PS 1 for Construction and Industrial Plywood. b) APA Voluntary Product Standard PS2 for Wood-Based Structural Use
Panels. 4) Nailing for sheathing panels shall be as specified in the MSBC Table 2305.2
George Danziger Property Manager, 127-163 RHR Condominium Trust r--:-:-----''"·.-------'-_.":..... c/o The Data Foundry :1Ol ~ (G ~ ~ WJ 0l"31 Tara Circle ,' !'I-(.\ ; " I I'Florence,
MA 01062 1U U i DEC 2 9 2008 U L-,-~,.,--"_._...___J: Louis Hasbrouck DEPT OF E"JiLr:;"G I;;S"ECTIONS Department of Building Inspections ~ NO::;;':' '., 'ON. 1i5, 01060 --. -.....".
__._---, Municipal Building 212 Main St. Northampton, MA 01060 December 29,2008 Dear Louis: In response to your letter ofOctober 27,2008 regarding the 127-163 Round Hill Road Condominium
Trust property located at at Map-Lot 24D-317, I am submitting the following: 1. Summary of work completed to date. II. Plan of work to be completed within 90 days ofyour receipt ofthis
letter. III. Proposed schedule for work to be completed as per the design by Ryan Hellwig, P.E. IV. Report and design prepared after examination ofthe property by Ryan Hellwig, P.E.
I look forward to meeting with you at your earliest convenience to review these materials and to your determination as to the suitability of the work completed, the plans, and the proposed
schedule. Sincerely, /4D,r-George Danziger gdanzi2.(alcomcast.net<> (413) 218-1008 127-163 Round Hill Rd. Condominium Trust to Louis Hasbrouck Page 1
127-163 Round Hill Road Condominium Trust 1. Summary of work completed as of 12/29/2008: 1. A thorough review has been made with Ryan Hellwig, P.E. ofthe site and conditions in light
of the concerns raised in the letter from Mr. Hasbrouck of October 27,2008. 2. Preparation ofplans and timelines for remediation ofthe conditions cited by Mr. Hasbrouck in his letter
of October 27,2008 has been completed. 3. Water heater wiring cited by Mr. Hasbrouck as needing to be checked by a licensed electrician was examined by JeffMarney, licensed electrician,
and was found to be adequate. Mr. Marney noted that while the installation as it exists meets code, any future replacement water heaters should have wiring fed through EMT from the ceiling
to the junction on the water heater as it makes for a neater and more secure installation. 4. The open section of ceiling in the office cited by Mr. Hasbrouck has been sealed by Mr.
Rick Bramucci and the integrity ofthe fire separation has been restored. 5. An opening along the sill wall along the east side ofthe upper section ofthe building has been sealed by Mr.
Bramucci. 6. The failing retaining walls have been examined by Mr. Hellwig and found to give evidence that the stress they are under has been relieved by cracking, shifting, and tilting,
but that it appears the walls are now in a stable situation. The condition ofthe retaining walls will be revisited annually to determine iffurther action is required. 7. Possibilities
for altering the drainage pattern on the site so as to direct flow into the city storm drain system were reviewed with Mr. Doug McDonald ofthe DPW. It appears that a plan to alter the
grades and replace the failing retaining walls could be developed along with a design to include a dry well with overflow that feeds into the city storm drains. Again, this issue will
be reviewed annually along with the condition ofthe retaining walls. 8. Failed concrete treads on steps serving the rear entries to units where rebar in the tread has been exposed have
been addressed by cutting the exposed rebar to eliminate that hazard. 9. Review of all the staircases both wood and concrete for general safety oftheir condition and the differential
among the heights ofrisers has been put on the annual calendar of activities for the property manager. 10. While not cited by the inspector as a hazard, 46 aluminum anti-skid plates
have been secured to the treads ofthe three staircases serving the upper floor rear entrances to improve the safety of the staircases. 11. While not cited by the inspector as a hazard,
5 additional light fixtures have been installed in the basement storage area and all lights in the storage area have been wired to a single timer controlled switch to improve the safety
ofthe basement storage area. 12. While not cited by the inspector as a hazard, the roof area over the balconies at the rear of all three sections ofthe building has been sealed and recoated
by Mr. Jim Roberts, Roofer. In the course ofthat work, no sign ofweakness or structural deterioration ofthe balcony roofs \-vas found. 13. In order to determine the suitability ofa design
to address the overloaded carrying beam cited by the inspector, a 30" square was sawed out in the basement floor by Mr. Bramucci. To close this hole, Mr. Bramucci poured a concrete pier
as per the specifications (enclosed) prepared by Mr. Hellwig, and installed a steel pipe with a properly sized plate at the mid-point ofone ofthe carrying beam spans. 127-163 Round Hill
Rd. Condominium Trust to Louis Hasbrouck Page 2
127-163 Round Hill Road Condominium Trust II. Work to be completed within 90 ofreceipt ofthis letter, March 31, 2009: 1. Anchoring of all guardrails ofthe three balconies will be reviewed.
2. Where screw anchors are missing, they will be installed. 3. Where the decking into which screws are to be driven is in poor or deteriorated condition, a three piece assembly ofpressure
treated 2x6 lumber will be attached under the decking. One piece will run in the direction ofthe decking flat under the deck with its ends butting the cantilevered joists. Two pieces
will be under this first piece running across the face ofthe joists with their edges screwed through from the face ofthe rim joist and their faces screwed through from the face ofthe
cantilevered joists. The edge ofthe first piece will likewise be screwed through from the face ofthe rim joist. Finally, the balcony guardrails will be anchored to the 2x6 by being screwed
through the deteriorated decking into the new lumber. 4. All posts and railings will be secured by minimum 3" decking screws. Note on the condition ofthe railings and future decking
repairs; Review ofthe structure ofthe roofrevealed that the posts bearing on the balcony are not a significant part ofthe structure supporting the roof. Therefore, when it becomes necessary
to replace the decking on the balcony which will require that the posts be removed, the standard technique for repair of covered porch decking ofrunning posts from the outer edge of
the balcony roofto the ground to help carry the load will be followed. After the deck is replaced, the permanent posts will be reset and the temporary posts will be removed. 127-163
Round Hill Rd. Condominium Trust to Louis Hasbrouck Page 3
127-163 Round Hill Road Condominium Trust III. Proposed schedule for work to be completed as per the design by Mr. Hellwig. 1. The inspector is asked to consider the following factors
in reviewing the proposed schedule: (a) The Condominium Trust came into existence on September I, 2008 with no funds in reserve for capital improvements and operating cash equal to less
than one month's expenses. (b) A lawsuit is pending against the developer ofthe property for fiscal mismanagement and malfeasance. This suit may yield the funds which the unit owners
paid into the reserve fund while it was under control ofthe developer and which was not turned over for their use as required by the terms of the Master Deed and the M.G.L. Chap 183A.
(c) The lawsuit also seeks damages from the Developer under a claim ofimplied warranty of habitability in that the units were sold as dwellings yet the certificate of occupancy issued
on 10/27/08 is a temporary one pending resolution ofspecific conditions that must be addressed to allow continued safe occupancy. (d) There is no record ofa prior inspection ofthe property
within the Department of Building Inspections. It appears inspections ofthis type and use of structure required every five years have not been taking place. Had they been, the correction
of the overload condition of the carrying beam would almost certainly have been the responsibility of any of the prior three owners: Warburton, Kaufman, or Marsh all three of whom have
profited from ownership and operation of the property and have left the current owners, an embattled and essentially bankrupt condominium association, holding the bag. (e) The current
owners acting through their property manager requested that the Department of Building Inspections examine the property for violations. There were no third party complaints or other
external triggers for the inspection. Itwas a vohmtary act of compliance with the law in the best spirit ofcivic responsibility. (f) The condition ofoverload ofthe carrying beam is original
with the construction ofthis building dating back over 40 years to the 1960's. While the condition must be addressed, there is no apparent emergency or risk of impeding disaster. A standard
ofreasonableness ought to be applied in ordering a schedule for remediation ofthe condition. 2. There are three separate basements in the complex. Symptoms ofthe condition of overload
of the carrying beam can be seen in each section although the letter ofOctober 27, 2008 only cites the southern-most ofthe three basements. It was assumed by engineer, Mr. Hellwig, and
the property manager that the condition of overload will need to be addressed in all three areas. 3. The design (enclosed) by Mr. Hellwig calls for one of three types ofremediation to
be applied to each and every bay between adjacent posts through the full length ofthe three basements. The choice of full framed wall, framed wall with walk through, or pier and steel
column for each bay is left to the owner(s) and contractor. 4. Proposed schedule (a) The southern-most basement is currently not used by the owners for any purpose. One pier and post
have already been installed in this area. It is proposed that remediation of the balance ofthis area ofthe basement be completed by March 31, 2010 using a combination offramed walls
with two bays offramed walls with openings. (b) The middle basement is used for unit-owners deeded storage, a common laundry room, a workshop, and an office. The partitions dividing
the office, workshop, and laundry areas run under the carrying beam. In addition to reconfiguration of some of the storage units, any remediation of the carrying beam overload will require
extensive reconstruction ofthese 127-163 Round Hill Rd. Condominium Trust to Louis Hasbrouck Page 4
spaces. In consideration ofthe substantial expense and disruption this will incur, it is proposed that remediation involving three pier/posts, three walls with walk through, and the
balance of solid walls be completed by March 31, 2011. (c) The northem~most basement is split into finished living space comprising one ofthe 23 apartment units that make up the Condo
Trust and an unfinished storage area for the sole use ofthe occupants ofthat unit (except for water heaters which serve the unit and six units in the building above the basement). The
wall between the living room and bedroom ofthis apartment is framed under the carrying beam. There are finished areas involving a walk through and a pass through framed under the carrying
beam between the living room and kitchen, and two closets are also framed under the can-ying beam. The work to take down, reframe, and rebuild these finished walls will be extensive.
Tne exact combination of full walls, framed walls with opernings and pier/post combinations used to complete the remediaton ofthis section is yet to be determined as the floorplan of
the finished living space may need to be modified to accommodate the added posts and walls. In order to minimize the disruption and cost, it is proposed that the work in this unit will
be completed during a time when the unit is vacant (it is a rental unit) and not later than March 31, 2012. 127-163 Round Hill Rd. Condominium Trust to Louis Hasbrouck Page 5
:: ~ t I I I (5) 2><6 -TYP. 5' -(j' CLeAR. 'OR INFORMA110N NOT 5HOYiN, SEE DE'T'. 5/S1I I I I ~G111 OptIon ~/OpenIng SCALE: !J6 Inc:h =I Poot f ~ \ /f I SHIM TOP It 116HT TO EX6 eEAM
2><6 • 16" aIr:. STI.ID V'iAU.. V'4/i-!z" PANEL. SHEATHtN6 ONE SlOE ... b f2><6 P.T. Sl1-1. V'4/~2 T APGON SCR.EriS • 16" aIr:. 'OR INFORMA110N NOTI ' I SHO~, SEE OET: IISII I ~G111
Ootion SCALE: !J6 fn(;h .. I Poot
I I //~9~" ~ CONGRETEFILLED PIPE COL ~I SPRlN~ElD CAP It ~CONCRETE FOOTlNe 12' x xr x xr MINIMUM (2e-DAY f"c;. >2500 PSI) PATCH SLAB I FOR INFORMATION NOT SHO~N, SEE DET. IISII I ---',----EX'e
(9) 2xIO BEAM '-------TYPICAL LOCATION OF CFWSHINe IN EX'e BEAM 1--------EX'e 9~· ~ CONCRETEFILLED PIPE COL -TYP. La a u.. Post 0 tion SCALE: ~ inGh = I Poot ,-------EX'e CRUSHED STONE
BASE 12' :t VERIFY IN FIElD -TYP. ConditIonsiGol Exlstin