24D-317 129-163 Round Hill Report 12-18-09• RYANS.HELLWIG,PE • STRUCTURAL EN-GI~i:&ER • :'i.-~=~:-~j>--~--'--. --"'>:,,',
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George Danziger 900l 6 Z J30 31 Tara Circle
Florence, MA 01062 , L •._.,.•_~________"......_"~·___"
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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 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
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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
Page 1 127-163 Round Hill Rd. Condominium Trust to Louis Hasbrouck
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 of the 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 of their 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 of the
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 of pressure 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.
Page 3 127-163 Round Hill Rd. Condominium Trust to Louis Hasbrouck
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. It was 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
Page 4 127-163 Round Hill Rd. Condominium Trust to Louis Hasbrouck
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 of this
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.
Page 5 127-163 Round Hill Rd. Condominium Trust to Louis Hasbrouck
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