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14 WINTER STREET - BUILDING INSPECTION (2) Commonwealth of Massachusetts a q City of Salem a 120 Washington St,3rd Floor Salem,MA 01970(978)745-9595x5641 \\ Return card to Building Division for Certificate of Occupancy Permit No. B-15-1313 PERMIT TO BUILD FEE PAID: $1,050.00 DATE ISSUED: 12/2/2015 This certifies that YOUNGWORTH KIM L has permission to erect, alter, or demolish a building_ _"14-WINTER-STREET, Map/Lot: 350088-0 as follows: Renovation RENOVATE: TWO (2) KITCHENS & TWO (2) FULL�BATHROOMS (INCLUDING PLUMBING, ELECTRIC, CARPENTRY & STRUCTURAL WORK ` t t Contractor Name: DBA: i Contractor License No: !r 12/2/2015 , Building Official Date , This permit shall be deemed abandoned and invalid unless the work authorized by this permit is commenced within six months after issuance.The Building Official may grant one or more extensions not to exceed six months each upon written request. , \ All work authorized by this permit shall conform to the approved application and the approved constructiondocuments for which this permit has been granted. All construction,alterations and changes of use of any building and structures shall be in compliance with the local zoning by-laws and codes. 1 i t E This permit shall be displayed in a location clearly visible from access street or road and shall be maintained open for public inspection for the entire duration of the work until the completion of the same. I The Certificate of Occupancy will not be issued until all,applicable signatures by the Building and Fire Officialsare provided on this permit. 'HIC #: 'Persons contracting with unregistered contractors do not have access to the guaranty fund"(as set forth in MGL c.142A). Restrictions: I Building plans are to be available on site. All Permit Cards are the property of the PROPERTY OWNER. Commonwealth of Massachusetts .4cx i3 a 9 City of Salem c 120 Washington St,3rd Floor Salem,MA 01970(978)745-9595x5641 Return card to Building Division for Certificate of Occupancy Structure CITY OF SALEM BUILDING PERMIT Excavation PERMIT TO BE POSTED IN THE WINDOW x Fooling INSPECTION RECORD Foundation Framing Mechanical Insulation INSPECTION: BY DATE Chimney/Smoke Chamber Final f 1 Plumbing/Gas Rough:Plumbing I Rough:Gas �f Final r Electrical Service Rough i Final 7 , Fire Department Preliminary Final I /� Health Department L19, Preliminary Final 60 te 01 Structures North ®®® Salem,Washington tts01 7 - Salem,Massachusetts 07970-3517 i P.O.Box 019714560 T978.745.6817 I F978.745.6067 WWW.stru ctures-no rth.com 29 September 2015 Ms. Kim L Youngworth 14 Winter Street Salem, MA 01970 Reference: 14 Winter Street, Salem, MAS M Structural Condition Report Dear Kim: We met last Friday at the referenced property in order to conduct a structural assessment of the house as it is being renovated. During the visit, we observed conditions in the basement including the foundation and the first floor framing, visited the second floor and the unheated addition, and then the attic space to observe the roof framing where it is visible. Lastly, we observed the exterior of the house and took some measurements of lean at the back of the house and at the unheated addition. We looked at the way that roof water runoff occurs in order to understand what may be happening to sills and to water that may be infiltrating the basement. For the purposes of this report, the side of the house facing Winter Street is east, and the main entrance occurs on the south side of the house away from the street. General Description The house is two-story timber frame and is simple Georgian style. Historic records indicate that it was built in 1781 for Thomas Browne, a house wright. The house appears to have been built in three phases — all early and all predating the mid-19th century. The front portion, with a simple gable roof with the ridge parallel to the street, is the original house. A later timber frame addition occurs immediately behind, and has the ridge turned 90 degrees with a roof-over onto the original roof. The last addition was the unheated _Lack-most structure that is two-story_ but with no attic level, and appears to be of inferior construction_ As was common at the time, the house was built as a timber frame with mortise and tenon joinery and with a large central chimney. The structure of the hnl lca with the exception of modifications that xaleze warlo for heating ducts and bathroom nlumhinn is largely intact and in its original configuration. The foundation of the house is built of large granite stones that may have originally been dry laid. Portland cement was not used until the 1820's so the mortar in the foundation is 14 Winter Street 29 September 2015 Salem, MA Structures North likely comprised of natural cement and lime. The surface mortar'is also not likely original, and may have been packed in much later than the original construction. Until recently we understand that the house functioned as a two family home, with one unit on the first floor, and the second unit on the second and third floors. Noted Building Conditions and Repair Recommendations The following conditions were noted at the 14 Winter Street antique home. The recommendations follow the noted conditions, and are shown in italics: Basement/Foundation/First Floor Framing F1 The basement was clean at the time of the visit due to your extraordinary efforts, but we understand that there was considerable sloughing of mortar from the stone foundations and that there had been some basement water leaks (See oto 1). There is no coating system that will help to retain the friable mortar. Improvements to the foundation to help prevent sloughing of mortar should be by repointing using a 1:2:9 mortar(custom proportioned) cement/lime/sand. Generally mortar is remove to a depth that is 2x the joint (� width and may be packed in lifts. The repointing need only be done on the lower portion of the wad where it is sub'ect to the gLgateqt mni.Ourn and in areas tha are present) deteriorated. In order to address the leakage, we recommend that improvement be made to roof runoff and drainage on the exterior of the house— see exterior recommendations for further information. F2 area of foundation wall that is behind the south main entrance has cracks ✓p� ,fThe near the top of the wall. There may be some correlation of the heavy granite slab under the entrance (foundation) and the cracking in the top of the C ,� foundation wall (See Photo 2). The cracks should be routed and repointed in accordance with F1, above. F3 There are numerous penetrations in the first floor board flooring — mainly due to forced hot air vents. These areas appear to have more powder post beetle damage than other areas of the sub-floor. There are areas where the subfloor u� L� is soft and may be flexible. Subf/oor penetrations should be reviewed on a f case by case basis but some will definitely require reinforcement. The method of rein orcement is to apply 2 x 4 cleats on the adjacent floor joists and span a new piece of%"plywood between the cleats. A detail is provided for your use. F4 There is a header on the south side of the chimnev foundation near the east end that supports a e header is made out of a 1 x board an has crac a and failed (See Photo 31 The board header should be replaced 0 with a new (2) 1 Y4 x 5 % LVL_ head_.r�and the trimmer should get an added 2 14 Winter Street 29 September 2015 ,Salem, MA Structures North and studs on the new sill. Replace first floor framing over crawl space with new pressure treated kiln-dried after treatment floor joists over existing inaccessible crawl space. Option 2— (Option 1) combined with replacing first floor framing with slab on grade construction: In addition to Option 1 stub foundation above, replace the existing first floor framing with a concrete slab on grade. Provide compacted gravel fill in existing shallow crawl space and pour new slab on grade. The slab will eliminate the inaccessible crawl space. K Note that a utility trench could be provided in the slab on grade that will allow plumbing piping to traverse the length of the ell, if needed. S2 The kitchen floor is sloping toward the rear of the house at a rate of%" in 4'-0". The cause of the slop is undetermined, but may be related to some historical b foundation settlement. We do not believe that the sill is dam ed in this area. We understand that the kitchen is to receive new tie finishes an show d be n level. At minimum the existing flooring should be removed to the sub or, t w the subfloor should be resecured to the floor joists using annular nails or screws. A new floor may be leveled on top of the subfloor using tapered (n shims, and then a new tongue and groove plywood tile base can be set level. All seams in the plywood should be blocked. The exiting joists are undersized and minimal additional dead weight should be added. We recommend thin-set tile and tile not thicker than X"to minimize the weight. 93 The second floor framing under the second floor bathroom adjacent to the C mea, stairwell is badly cut up. We understand that the bathrooms will be renovated with new tile floors. .As the bathrooms are renovated and the floors are opened in d with full depth/s �eaders around plumbing openings. New plumbing should run under the existing framing, or the existing framing can be reinforced and deepened so that the plumbing can run in the depth of 42, the framing. Second Floor Level, Attic Floor Framing Rear Unheated EI Low Roof Framing Al The second floor in the kitchen has a slope toward the rear of in 4'-0". This slope may not be noticeable in the renovations, but it can be corrected using the methodology outlined in S2 above. As a minimum we would recommend replacing the existing flooring with a new Y4" T&G plywood base that is screw RA2 fastened to the existing framing, and not just to the existing board flooring. 4 You expressed concern about the second floor plaster ceilings and thought that they may need to be replaced. We went through the second floor and l pushed up on the plaster ceilings and all are rigid and still attached to the /I, t• wood lath. The ceiling finishes in the bedroom that is north of the central chimney are in rough shape. For the one bedroom ceiling you might consider going over the existing ceiling with 3/8" gypsum wallboard so that the new finishes will be of consistent quality. 4 14 Winter Street 29 September 2015 Salem, MA ✓ Structures North V !� d�cokyk� ry-PQ, 4,J 1 %x 5 % sister full length. Metal framing connectors should be use ot�rt e header to trimmer connection. F5 There is a beam on the west face of the chimney that is carrying the span of the kitchen floor joists. They used a typical joist, which is a 4 x 5, for the beam, which is undersized (See Photo 5). We recommend introducing a properly R sized beam back away from the hot water heaters. a eam cou e ry.rKU �/ (3) 1 Y4 x 5 % L or(2) e x < e cou d also look at using rough- sawn Hemlock, which may be more in keeping with the historic character of the framing.(Another option maybe to introduce a post betwee,�n the hot water heaters that would cut the span of the beam in half. &A,,,Oro.0 1 F6 On the north side of the chimney at the west end there is a main beam that has been cut to a fraction of its depth, resulting in inadequate shear capacity r at the beam end. The simplest solution is to drop a post under the beam end versus reinforcing the beam. 'A F7 The main beam that is half way between the east face of the chimney and the east foundation wall has a check through the full width of the beam. There > does not appear to be any distress in the beam, but it is definitely R compromised (See Photo 4). At your option a new post could be added at the y I center of the beam with a 4 x 6 (flat) header X-0" long to support the support beamnl_e. _� C,,r14 W.-. First Floor Level, Second Floor Framing The focus at the first floor level is on the rear unheated ell and the sloping floor in the kitchen. S1 At the unheated rear ell addition the first floor framing occurs over a shallow, inaccessible crawl space. The perimeter sills are damaged and settled, and the ell is leaning to the north and to the west. The corrections to the sill and framing are somewhat involved, and two approaches can be considered. Note that the ell is a small structure with undersized framing at the second floor and roof, and that all of it needs attention. Some consideration should be given to rebuilding the structure versus reinforcing it due to the anticipated cost difference between new and repair. Note also that the small ell is a timber frame P cunn�prtP�i at the Pr, allowin We un erstand further that this ell may be renovated to provide a separate entrance to the second floor apartment, giving more credence to replacement versus repairs/renovation. Option 1 — Rdplacement Perimeter Stub Foundation and Replacement First Floor Framing: Shore second floor level perimeter timber girt (3 sides). Completely remove existing first floor framing and perimeter sill. Provide new perimeter stub foundation wall with new pressure treated sill plates, and land the existing perimeter wall timber posts 3 14 Winter Street 29 September 2015 Salem, MA Structures North A3 The rear unheated ell floor is sloping 1'/i' in 4'-0". The el framing is undersized. We had some discussion about jacking the el to improve level. The ell could be jacked, but the framing is still considerably undersized. It may be best to leave the frame in its current position and to reframe the second floor to level. A4 The rear unheated ell roof framing is undersized and precarious. Roof rafters are 2 '% x 4 '/z at 30" on center (See Photo 6) . A new ridge beam should be introduced under the existing roof framing spanning about 13'-6"from end wall to interior bearing wall. Each rafter should be sistered from the new ridge to the timber wall plate, and new rafters should be added between existing rafters to reduce the span of the board sheathing. The rafter ends should be cut to bird's mouth onto the timber wall plate. Roof Framing R1 The roof framing is partially exposed in the attic. Generally the ceilings are too low for habitable use, although it appears that the attic was used for living space in the past. The roof is a timber frame with four bents (three bays) oriented east-west. The roof.has_vaQLund2rsized 4 x 3 purlins spanning be frame (See Photo 7). It is like y at the attic space use, C0 Z,-' given the ceiling height, will be limited to storage. Where the roof framing is d exposed, the existing timber purlins can be reinforced with (2) 2 x 4 sisters, one on each side of existing 4 x 3's. The framing should be kept shallow in order to maximize the head room that is already very limited. Consideration should be given to insulating the attic floor by removing the board flooring. Exterior y cSo Exterior issues relate primarily to sloping structure, water management, and damaged sill conditions. E1 The rear ell leans 1 %" in 4'-0" to the north, and 1" in 4'-0" to the west. The lean is due to timber frame racking and not necessarily to sill or foundation subsidence. It would be difficult to correct the lean, but it could be attempted �j once all of the interior finishes are removed. Plumbing the ell would require using a come-along anchored to a tree or immoveable object and pulling the end frame back into plumb. This may have unintended consequences, such as moving the end wall off of the foundation (restore foundation conditions first). In order to permanently stabilize leaning structure, we recommend that the ell end wall be plywood sheathed under the finishes once jacking and/or plumbing has occurred. The plywood sheathing nailed to the wall framing will prevent further lean. E2 The original front portion of the house and the first addition of the house to the west have intersecting gable roofs. The roofs forma valley that concentrates runoff to the ground at a location just to the left of the main entrance po 5 / t 14 Winter Street 29 September 2015 Salem, MA Structures North Water runoff from the roof is generally not well managed, and the roof is lacking in gutters and downspouts. Gutters and downspouts are (w recommended to be added to the roof eaves.conce at the ground, the waterL�\ A4) can be piped away from the foundation Managing the roof runoff will help D' preserve the timber sills and reduce water intrusion and dampness in the r� basement. Improvements to the foundation waterproofing can be explored by U J .I excavating to see what the conditions are below grade. It is likely that the // ,I�,'�1 l" stone is tnn r��,r h to apply waterproofing�2 a on�sided pour wouldJlai[e toz �6� happen before waternroofinq could be appliErL Another option is to put a i�" moisture barrier below grade sloping away from the foundation so that the zone of influence of the water is pulled away from the tops of foundations E3 The first addition to the rear of the original house's north wall is bowed outward. We believe that his is related to a damage sill that tends to rot on the lower outer edge and cause rotation of the sill and studs. See E4 below. E4 We expect that there is significant damage to sills, including all of the unheatedPla ill, ` rear ell perimeter, some of the front (east) wall sill, and most of the rear (north)C� wall sills. The wood water table has-been reworked on the north wall and is i erly placed with a gap between the and of clapboards and the to oft ter table (See P o o esus ect areas the woo water tab ��(�av h should be re ved to expos the sill, and the sill should b ro ed for t dama e. Damage sills can be replaced wit new pressure treated timbers ins a ed in 4'-0"to 6'-0"lengths with scarf jointed laps. The above information should help provide a basis for the basic repairs to the antique home as well as for planned improvements. If you have any questions regarding this report, please do not hesitate to contact this office. Very Truly Yours, Structures North Consulting Engineers, Inc. Edward Moll, P.E. 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