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31B-159 (5) '4 -.^3 , Photo No. 14 - Charred Roof Framing. Sacred Heart Church and Rectory Page 18 EDA Project No. 10 -11 March 22 2010 , o.r ,�.. w s :� G y r 'w= :.^- =fin � � � d a . 7 Photo No. 12 -East Addition - Rebuild or Remove. amt �r xi prime s �' ;;..v �;, m i w; 9 ' R 4.3.E dg i w .. ,, � 9A Yk M "ins Photo No. 13 - Te Screw Jacks Supporting Framing. Sacred Heart Church and Rectory Page 17 EDA Project No. 10 -11 March 22, 2010 p Sacred Heart Rectory T — -- _y E 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 ..t�"*�'Nr�� � mod^ r°'� '�� '+�(" ` s ' / , iii ,, / ';„...,:,;-.. "'"*„.0,_ ,,t-',..4.:461.4,7„,,,,45,„,„ ''''''''",".„,-.'"1"11:C:t1 '''''''' j 0 t r , ' .- _ - • 0 , , i _....„, 0 # le / I # # 0/ / / ' / I I . ' ir it Photo No. 9 - Down Spout Requiring Extension and Re- Grading. i Sacred Heart Church and Rectory Page 15 EDA Project No. 10 -11 March 22, 2010 F i 441 = - k � y? r w e st . � . � , # 4 Photo No. 7 - Column Wrap Separation a : 0 , 4 Photo No. 8 - Typical Crawl Space Showing Dirt Floor Sacred Heart Church and Rectory Page 14 EDA Project No. 10 -11 March 22, 2010 co : , . ,... , , ,\ . , „,.:. ...., t• . .. , „ .,.. „,. ,..,, i i \,, 1,,,. 1 lir . ii i i -i t urtii, 10 ,.. 1 .\, , . ,,•_ 4 , „., 1,,, • !iP I lit '\\ o �y U t,„ , . _ , r .. ,,, .• ,,,:.:.,, ,_,,.,ii,,... --. . , ::::;;, - ,, -, -i'6.44:,^44-7. , 77. ,,,- ,'- - :' t7 '?'" - '' ' - - • a) 1 r , . r C � ,, .. . ,.. Lo , III I • a \ . Z /I ill \-.) 2 I t , _1 I l o l l" i , o 4 ,.... a : .,,,,,,,„.,, ... b . ,,, ,t ,-, i , ..•, is, ill . :, ., L. , 01 , ,,t, i a 1 • - Ili i a M ' ' f ' k ti 7' 1 1 - .-. t r i, --i ji .. : 1 -- , i 1 r _ - j I i }�.... ' :� a` { z,� x �; o � a ., U �w Rx ' s 4 , 3 - .. ' S / r ' 4 a r J e , ,s Photo No. 3 - Tower Base Requiring Painting and New Flashing _ 3 y . I1 __ . _ Gam; 10 0 III - 4 - - '`j" , ... "7 " 7 ;it412 1 :.t , l-igif,It 5 A74 - itie .wow _ Photo No. 4 - Typical Condition Requiring Brick Joint Re- Pointing Sacred Heart Church and Rectory Page 12 EDA Project No. 10 -11 March 22, 2010 Sacred Heart Church f'. -Y -f ,it t e I v li . N' 1 1 Th-t. i Photo No. 1- One of Two Entry Columns - Deteriorated Tile . , a r a r . .. .e ( fit rw i tti .r?. Mts'i -,�"t 43at �� . .a , -' - w, . r. - +n� ,, 4 ,y -x. ,.rt rY, 2 . j x' SV �' .r - f " ' r . ''^ ' { a r g r . g ' +n "f .7.E". tr ""'� S .Y . .sue' �' s x -*a.t. a 4 °4 �3ee- �3..�z�a< _''',.0-' +�55, �' ..c m >....: >.'�'�' ��>'.�'".-.��; _... ._�. ��. - ..,tti* - = � ._`.`�Y��. Photo No. 2 - Colunm Base - Deteriorated Tile 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. . -- . . „ . t : , r • 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 ` ,/ ; , 1 /,// ' 714 1 t ,, I A 'Fr #17 I ,111 + 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. it A 5 ' it � 4 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 ,rte'' ,, . , a x3 „',-e”, r, e , _.,,,...,,, _,:„._ ,_________________ . , ,,, _ „ ,,,, ,,,: , _______, ,,,-„, ,..„ „,.., ..),„ ....t. „., 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 k 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 R 2/E' g JN252C0 Conditions Assessment Report t Sacred Heart Church and �'? Rectory . k 99 King Street Northampton, Massachusetts r u _ Prepared For: Diocese of Springfield 63 Elliot Street fd - Springfield, MA 01105 ..„ -, 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