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Sacred Heart Church and Rectory Page 18
EDA Project No. 10 -11
March 22 2010
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Sacred Heart Church and Rectory Page 17
EDA Project No. 10 -11
March 22, 2010
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Photo No. 10 - Wavy Roof Plane and Poor Slate Condition.
Photo No. 11- One of Two Chimneys Requiring Rebuilding.
Sacred Heart Church and Rectory Page 16
EDA Project No. 10 -11
March 22, 2010
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Sacred Heart Church and Rectory Page 15
EDA Project No. 10 -11
March 22, 2010
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Sacred Heart Church and Rectory Page 14
EDA Project No. 10 -11
March 22, 2010
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Sacred Heart Church and Rectory Page 12
EDA Project No. 10 -11
March 22, 2010
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Sacred Heart Church and Rectory Page 11
EDA Project No. 10 -11
March 22, 2010
Appendix `A'
PHOTOGRAPHS
(Structural)
Sacred Heart Church and Rectory Page 10
EDA Project No. 10 -11
March 22, 2010
OPINION OF PROBABLE CONSTRUCTION COST
The Church
1. Church Re -Roof approximately 9,675 sf of roof area x $8.00 /sf = $77,400.
Complete strip and replacement of asphalt shingles and sheet metal work.
2. Church Re- Pointing approximately 10,290 sf of masonry wall area x 8% requiring re- pointing = 823 sf.
823 sf x $13 /sf = $10,699.
3. Church Steeple and Window Painting Budget $35,000.
4. Church Site Work Budget $5,000.
5. Concrete Slab in Crawl Space: $4,790.
6. Canopy Re -Build $1,670.
7. Entry Stair Repair $1,750.
The Rectory
1. Rectory Repairs/Painting Budget $8,000.
2. Rectory Accessibility
(Exterior Limited Access Lift with Enclosure, Exterior Ramp, (2) Bathroom Renovations) $65,000.
3. Structural Repairs to Framing in Family/Living Room (Columns, Footings, Concrete Slab) $5,175.
4. Demo East Storage Addition $4,800.
5. Slate Roof Repair $1,200.
6. Chimney Rebuild $2,750.
• 7. Chimney Repointing $ 890.
8. Roof Framing Fire Damage Repair Budget: $3,500.
General Conditions
1. Bonding, Insurance, Cutting, Patching, Temporary Facilities, Project Cleaning, Contract Close -Out, and
Overhead & Profit (OH &P)
30% of Construction Cost = 0.30 x $ 227,624. = $68,287.
Contingency
1. Hidden and Unforeseen Conditions
15% of Construction Cost = 0.15 x $ 227,624. = $34,143.
Total Cost of Repairs, Reinforcement, and Rehabilitation of the Church & Rectory
1. Church = $136,309.
2. Rectory = $91,315.
3. General Conditions and Contingency = $102,430.
4. Grand Total = $330,054.
Sacred Heart Church and Rectory Page 9
EDA Project No. 10 -11
March 22, 2010
The building exterior is in fairly good condition. The oldest section's wood siding and windows require painting
as well as the wood trim at the roof eaves of the two story building. The brickwork is in good condition. The roofs
appear serviceable with no apparent evidence of recent leaks on the interior. The remaining interior spaces are
also in fairly good condition. Some minor peeling paint and cracked wall plaster were found that should be
repaired/painted. The attic has signs of a small fire on top of a storage platform. The damage is not extensive, and
seems limited to the platform and roof joists and decking above. The damage has not been repaired. The
basement concrete floor slab is cracked and broken in a few places.
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This report also addresses the conversion of the rectory to office use. The change in use from what is considered a
residence to an office or business use will trigger the requirement for accessibility and building code updates. A
full code review would be required to determine the extent of all of the code implications. The entrance and
second floors are not presently accessible, nor any toilet rooms. An exterior ramp or lift must be added to gain
entry to the building. The side or rear doors would be recommended as entry points due to their proximity to the
parking areas. A limited use elevator would be recommended to serve access to the second floor. Locating the lift
on the exterior of the building would provide the advantage of not having to take away valuable interior space
and allow the majority of the construction to be on the outside. Further investigation may be warranted regarding
available electrical service requirements for the lift. Office program requirements and spatial needs would have
to be provided prior to a final interior office design could be completed.
Sacred Heart Church and Rectory Page 8
EDA Project No. 10 -11
March 22, 2010
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The Rectory
The rectory is comprised of a two story brick and wood framed structure in the front of the building and a one
story wood framed structure in the rear. The one story portion apparently is the original section, has a stone
foundation, crawl space, vinyl and wood siding, a pitched asphalt shingled roof, wood casement windows, two
overhead garage wood doors and a small shed addition to its rear, also with an overhead garage door. The two
story section has a brick facade, vinyl sided gable ends, slate pitched roof, aluminum corner boards, front entry
porch with square wood columns, concrete stairs, iron railings, side and rear entry enclosed porches and
concrete stairs, aluminum window trim and vinyl double -hung replacement windows. Gutters and downspouts
connect to an underground drainage system which is concealed from view.
Sacred Heart Church and Rectory Page 7
EDA Project No. 10 -11
March 22, 2010
EXTERIOR OBSERVATIONS
The Church
The Sacred Heart Church is a classical style building built in 1916. The main body of the building mass has of a
large gable roof with a large steeple on top, flanked by lower projecting wings on both sides covered by shed
roofs. The church has a large portico in the front, supported by two round glazed tile columns. The pitched roof is
covered with asphalt shingles with built -in gutters and copper and aluminum downspouts. The gable is trimmed
with glazes tile as well as the entablature and the trim around the eaves. The exterior walls are brick masonry laid
in a Flemish pattern with glazed tile belt courses. Clearstory wood windows occupy the upper portion of the
building and large stained glass arched windows dominate the main walls of the church. The front stairs are cast
in place concrete, a concrete handicapped ramp and stair are located at the south side entrance, and concrete
stair are at a north side door. Three pairs of double wood paneled doors serve the entry, a newer metal door is at
the south entrance and a wood door is at the north side entrance.
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The roof was replaced with asphalt shingles in 1997. The choir loft was inaccessible at the time of inspection.
There are reported leaks to the roof in the northwest and southeast corners. There is also staining to the ceiling in
the southwest corner of the sanctuary. The roof is 13 years old and is approaching the end of its service life. The
brick work is also in good condition. There is a minimal amount of re- pointing required to the exterior walls,
given the age of the building. The majority of the re- pointing work is needed at the joints of the glazed tile trim at
the roof eaves, behind a few downspouts, the belt course, and at a few windows. There is an isolated crack in the
masonry in the lower wall of the southeast corner. The windows are painted fixed wood windows. The arched
windows have a small operable vent in the lower section. The windows are protected by Plexiglas panels that
have faded with time.
The steeple needs painting, yet appears to be weather - tight. Canopy roofs cover the two side entrances that are in
need of repair due to deterioration of the underside soffits probably caused by water leaks. The rear of the church
has a one story bump -out with a slate roof and copper flashing, which seems to be in serviceable condition.
Shrubs in front of the building should be trimmed back to avoid the build -up of mold and any moisture infiltration.
The exterior grade around the building should be regarded to direct water away from the building, again to
prevent water /moisture infiltration to the interior. Interior of the church is in overall good condition with no
apparent deficiencies, except as mentioned above.
Sacred Heart Church and Rectory Page 6
EDA Project No. 10 -11
March 22, 2010
The Rectory
The Family /Living room floor framing needs to be re- supported with new permanent columns and concrete
footings. Positive connections between the beams and columns and between the floor joists and beams will also
be required. A new concrete slab on grade will need to be installed in this area of the basement. Since the reason
for the uneven first floor could not be determined the extent of the remedial work can not be addressed without
conducting some selective demolition. The roof framing timber frames and rafters that are charred from the fire
need to be cleaned and sealed. The slate roofing is in fair condition but broken and loose slate need to be
removed and replaced. Also, any missing slates need to be replaced. The two chimneys need to be rebuilt above
the roof line. The lean to addition on the east side of the Rectory needs to either be re -built or removed.
As part of the Assessment for the Rectory, we were asked to evaluate the feasibility of converting the existing
Rectory into offices. This change in use will trigger several aspects of the Commonwealth of Massachusetts State
Building Code. The first Code issue is changing from a single family residence which is governed by the One and
Two Family Residential Code to office which is governed by the Commercial Code. The next issue will be the
change in minimum floor loads. In addition, the building's lateral bracing system will need to be identified and
evaluated for compliance with the minimum loads per Code. The final issue that will be required for the structural
aspect to change the use of the building is the lateral force resisting system. Lateral loads are generated due to
wind and seismic.
BUILDING ENVELOPE STUDY
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Introduction
Sacred Heart Church and Rectory are located at 101 King St., Northampton, MA. Reinhardt Associates, Inc.
(RAI), architects of Agawam, MA was retained by Engineering Design Associates, Inc. (EDA), structural
engineers of West Springfield, MA to assist them in preparing a building condition assessment of the church
and rectory. On March 12, 2010, My -Ron Hatchett of RAI accompanied Andrew Pavlica, Jr. of EDA to conduct
an inspection of the building's exterior and interior existing conditions, took photographs and notations
describing the findings which became a part of this report.
Sacred Heart Church and Rectory Page 5
EDA Project No. 10 -11
March 22, 2010
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The Rectory
The Rectory has a full basement, two framed floors and a walk -up attic. The basement is used for mechanical
equipment and storage and has a concrete floor. The foundation walls are comprised of a combination of stone
and brick. The upper floors are framed with wood floor joists, supported by exterior brick bearing walls, interior
bearing walls, and wood beams where dictated by the floor plan. The roof is framed with wood rafters supported
by a heavy timber framework and supporting the lx sheathing and slate roof.
The foundation walls are constructed with stone and brick. The foundation wall of the storage area in the boiler
room shows signs of water infiltration. The concrete slab on grade has cracks and is uneven. Several of the brick
piers have been replaced with concrete block piers. Several other brick piers have been re- pointed. The framing
for the first floor was hidden from view by a plaster ceiling. The rear portion of the Rectory has a Family /Living
room. The floor framing for this area is in poor condition. Additional support beams and temporary screw jacks
were added at some point in time. One column has since loosened and fell over.
Walking around the first floor, the floor appears uneven throughout the Rectory. The kitchen floor is covered with
ceramic tile and is uneven. There were no cracks observed in the tile or mortar joints. The other rooms in the
Rectory are covered with carpet and appear to slope. The furniture in the Dining Room was observed to be
uneven. As stated above, the framing for the first floor could not be observed so the exact cause could not be
ascertained. The framing for the second floor was also hidden from view by the ceiling finishes.
The roof framing consists of timber frames supporting roof rafters. The jointing of the timbers appeared tight.
There was evidence of a fire at some time in the past. The timber frames, rafters and sheathing all were observed
to be heavily charred. A small section of the sheathing was replaced due to fire damage.
The two story exterior walls of the Rectory are constructed using brick veneer and wood trim that had been clad
with aluminum. This portion of the Rectory has a slate roof. The roof plane is wavy, the ridge line is uneven and the
slates are uneven with broken and missing slates. There are two chimneys penetrating through the roof. The
chimney located in the southeast corner is in need of rebuilding while the chimney at the southwest corner needs
re- pointing. The one story rear section is clad with vinyl siding and the roof is clad with asphalt shingles. The one
story section has the Family/Living room and a two car garage. There is a one story lean to addition at the east end
= of the Rectory. This addition has a dirt floor with board and batten wood siding and an asphalt shingled roof.
There is an overhead garage door on the south side and the space appears to be used for storage. This addition is
in generally poor condition, the base of the siding is rotting and the garage door is buckling and is off the door
• tracks.
STRUCTURAL EVALUATION
Overall, the Church is in generally good condition but the Rectory is in generally fair condition. Both buildings
require some remedial work.
The Church
The existing brick veneer is in need of some repointing, especially above the clerestory windows. The diagonal
crack at the southeast corner needs to be repaired in order to eliminate future water infiltration and monitored to
determine whether or not it is actively settling. The structural glazed tiles surrounding the two entry columns need
to be repaired to prevent water infiltration. Both canopies at the side doors need to be rebuilt and the plywood
sheathing needs to be replaced. Downspout extensions should be installed in order to drain the rain water away
from the Church. Re- grading of the perimeter of the Church should also be done, again to provide positive
drainage away from the Church. As for the issue with the dust created within the crawl space, this can be resolved
by either installing a new concrete slab on grade or attaching a damp - proofing material (system) to the underside
of the floor framing. Typically, the concrete slab, 2 to 3 inch thick, would be placed on a vapor retarding material.
The front concrete entry stairs need to be repaired in order to prevent tripping hazards. The mortar joints in the
exterior brick veneer, especially the joints above the clerestory windows, need to be re- pointed. The main roof
and each of the low roofs need to be stripped and re- shingled.
Sacred Heart Church and Rectory Page 4
EDA Project No. 10 -11
March 22, 2010
FIELD OBSERVATIONS
EDA's initial field observation was performed on 12' of March. The Church was the first building to be
investigated. There was access to view the roof framing via a catwalk and the first floor framing was also
accessible to view. The Rectory was next to be investigated. The roof framing was viewed from the attic. The
second floor framing was not accessible due to ceiling finishes. The first floor framing was also not accessible due
to a lath and plaster ceiling in the basement. Photographs were used to document the various conditions observed
(Appendix 'A').
The Church
The conditions assessment of the Church began with the roof framing. The framing was viewed from a catwalk that
was constructed above the ceiling within the framing members. The main support system for the roof consists of
steel trusses that support heavy timber wood secondary beams. The timbers in turn support tongue and grooved
wood planks that is the roof sheathing. Past water infiltration was noted as staining of the timber beams and
planking was evident. Two sections of planking were replaced toward the domed tower, apparently when the
Church was re- roofed. From the catwalk, this reporter proceeded to the lower level of the domed tower by way of
a ladder and an opening in the tower floor. The tower is heavy timber framed with a wood clad interior. The
timber members were in generally good condition and the jointing was tight.
The framing for the main level of the Church could not be observed due to wall and ceiling finishes. The condition
of the walls and ceiling was observed and all were in generally good condition with minimal cracks observed in
the plaster. Peeling paint was observed throughout the arches below the clerestory windows. The plaster
surrounding the column, located to the right of the Sanctuary, appears to have moved. There is an open joint
between the column wrap and wall. Water infiltration has damaged the plaster ceiling to the left of the Sanctuary.
Finally, the basement was investigated. There is a full basement level located beneath the Sanctuary and a crawl
space located beneath the remainder of the Church. Much of the framing beneath the Sanctuary was covered with
plaster ceiling but exposed steel beams were observed. The concrete slab on grade is cracked and uneven. The
floor framing above the crawl space was observed. The framing consists of steel beams supporting wood floor
joists. There were no cracks or checks observed in the floor joists. The steel beams are supported on steel
bearing plates that are anchored to brick piers. There is no concrete slab on grade within the crawl space. The
exposed soil is very fine silt that dusts up when disturbed.
The exterior of the building consists of brick veneer and structural glazed tiles. The roof is covered with asphalt
shingles. There are two free standing entry columns that are clad with structural glazed tile. The tile is also the
ceiling finish of the exterior portion of the entry. The west face of the structural glazed tiles of the columns show
signs of deterioration. Structural glazed tile also covers the two side niches. The exterior entry steps are concrete
and appear that they have been repaired several times over the years. The domed tower is wood clad and is in
need of painting. The brick veneer above the clerestory windows needs repointing. The canopies covering the
two side entries show signs of deterioration. The underside of the plywood sheathing is water stained and the
plywood is delaminating. At the rear left corner of the Church there was a diagonal crack observed. The crack
appears to have originated due to some sort of differential settlement. This reporter was informed that a buried oil
tank was removed from this area and this could be the reason for the settlement. The crack does not appear to
have been repaired and does not appear to be active. The downspout located at the northwest corner of the
Church does not extend far enough to allow runoff to flow away from the Church. At this location the runoff has
eroded the soil and has created a large hole. Shrubs to the right and left of the entry are overgrown and need to
be cut back in order to prevent future deterioration of the building envelope.
Sacred Heart Church and Rectory Page 3
EDA Project No. 10 -11
March 22, 2010
INTRODUCTION
The Diocese of Springfield requested that Engineering Design Associates, Inc. (EDA) conduct a field investigation
to assess the physical condition of the Sacred Heart Church and the Rectory located on King Street in
Northampton, Massachusetts. This review is limited in scope and will be conducted to the extent necessary to
render an opinion regarding the structural integrity of the two buildings. At no time shall it be construed that
Engineering Design Associates, Inc., in providing our services, is attesting to the load carrying capacity of the
structural members used in the construction since no design -check calculations will be performed. EDA
contracted with Reinhardt Associates, Inc. (RAI), architects from Agawam, Massachusetts, to provide their
expertise in evaluating the building envelopes and architectural components.
On the 12 of March, EDA and RAI visited the property and made visual observations of Church and Rectory.
Photographs were taken to document and record the general condition as well as the distressed areas. All
descriptions of the site conditions present herein accurately reflect the observations as of the latest date of its on-
site visits. For the purposes of this report, the front of the building (cover photograph) will be referred to as the
West Elevation.
Sacred Heart Church and Rectory Page 2
EDA Project No. 10 -11
March 22, 2010
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Conditions Assessment Report
t Sacred Heart Church and
�'? Rectory
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k 99 King Street
Northampton, Massachusetts
r u _ Prepared For:
Diocese of Springfield
63 Elliot Street
fd - Springfield, MA 01105
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-, Prepared By:
Argil ' ffi 7 Engineering Design Associates, Inc.
11 Central Street
West Springfield, Massachusetts
in association with
Reinhardt Associates, Inc. (Architects)
430 Main Street
Agawam, Massachusetts
Project No. 10 -11
March 22, 2010