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HomeMy WebLinkAboutEngineering Inspection & Report . . . RAYMOND 1. JACOBS JAMES A. RICHTER, R.A. ENGINEER TOWN Of SOUTHOLD SUPERINTENDENT SOUTHOLD TOWN HIGHWAY DEPARTMENT fax. (516)-765 - 1750 Tel. (516) - 765 - 3070 OFFICE OF THE ENGINEER TOWN OF SOUTH OLD Hon. Jean W. Cochran, Supervisor & Southold Town Board Members 53095 Main Road, South old Town Hall Southold, New York 11971 MARCH 13, 1997 Page î. of .Jt Re: Engineering Inspection & Report Residence located at the N. E. Corner of Route 25 and Hortons Lane SCTM #: 1000 - 61 - 01 - 05 Dear Mrs. Cochran & Town Board Members: In accordance with your request, a structural and mechanical inspection of the above subject property was made by my office on March 10, 1997. The following report has been prepared based on those findings. This report does contain some references to hazardous materials and general code compliance. However, the scope of this report does not include the investigations necessary for a thorough evaluation to ensure 100% code compliance or the necessary special permits and/or approvals of the Town Building Department. Also, this report does not include investigations for; public water quality, an inspection for toxic compounds in the soil or air under or around these premises, including Radon, Lead, Chlordane, Urea- Formaldehyde, Asbestos, Extremely Low Frequency Transmittance (ELF), Magnetic Fields, etc., or in the property itself, underground storage tanks nor a search of any public records. These tests and surveys can be obtained from laboratories and firms specializing in these areas. The conditions, recommendations and suggestions contained herein are the result of a visual inspection, without removing surface materials, as ofthis date and are presented to make this structure useable as a Town Hall Annex with a Type C-1 business occupancy classification. The primary purpose of this report is to provide an understanding of the building you are considering. I have outlined several problems in the report, particularly those I would consider major deficiencies. Please keep in mind that I would generally define a major deficiency as one that would cost in excess of approximately $ 500 to correct. All buildings will have minor items deserving attention. Often, these are matters of personal preference. It is not the intent of this report to detail every minor defect that was encountered. The report is not to be considered a guaranty of conditions and no warranty is implied. Attachment # 4 Engineering Inspection & Report: SCTM #: 1000 - 61 - 01 - 05 Page.2. of .Jt The house in question is a two story wood frame residence that was built, according to a plaque on the front of the house, in 1815. Several renovations and/or additions to the original building have been constructed since that time. The oldest portion of this structure has a stone foundation and renovated areas or additions have brick foundations. The exterior of the building has been resided with vinyl siding. The roof consists of asphalt shingles that have been applied directly over the original wood shingle roofing. The easterly end of the structure is currently two stories in height. It appears that previous renovations within the existing framework of the building created a second floor loft area by removing existing ceilings joists and lowering them to accommodate enough head room in the second floor loft area. This renovation left the remaining first floor area, (approximately two thirds of the overall first floor area), with a ceiling height of seven feet two inches (7'-2"). Habitable space is defined by the building code to have a minimum ceiling height of seven feet six inches (7'-6"). Government of municipally owned & occupied office space is required to have handicapped accessibility. Therefore, no second floor space could be utilized. The report which follows is furnished at your request and is intended to cover only such portions of the premises and the equipment therein as may be examined visually, without removing surface materials, and I wish to advise you that although such premises and/or equipment may be in good condition when examined, the condition may change thereafter. This report is QQt an exhaustive technical evaluation. Such an evaluation would be necessary prior to any renovation work undertaken to convert this building into habitable office space. This report does not take responsibility for conditions that could not be seen. The purpose of this report to inform you of the condition of this property from a larger overview. Engineering Inspection & Report: SCTM #: 1000 - 61 - 01 - 05 Page..3. of.Jt STRUCTURAL The basic construction of these premises consists of stone and/or brick foundation walls. The first floor is wood frame with a system of foundation walls, masonry column's and wood girders to support the floor joist members. This is a standard method of construction. Where visible, the basic structural members of the foundation and floor joist system are in fair condition. The west end of the structure consists of 2x8 & 2x1 0 floor joists with a spacing of sixteen (16") inches on center and spinning from seven to fourteen (7'-14') feet. A considerable number of the floor joists and wood beams in this area have been modified over the years. Additional joists have been added where old members were cut and some of the original beams that support the joists have been relocated. (Relocating beams would have been made necessary to provide support for load bearing partition changes on the first floor.) The east end of the structure consists of 2x1 0 floor joists at sixteen (16") inches on center and what appears to be old rough cut 2x6 joists at twenty four (24") inches on center. (Timber beams and floor joists in a major portion of the east end could not be confirmed for size, spacing and span due to inaccessibility of the crawl space.) "Checking" (surface cracking from drying out of lumber) was noted in the wood floor joists and girders. At present this does not constitute a serious structural defect, but if the cracks get larger, girder reinforcement/replacement should be considered. The inspection also noted definite slopes in various floors, some door frames were not plumb and cracks in interior surfaces were visible. The foregoing is the result of the condition of structural members, previous renovations, settlement and old age. The jacking up of floors to make them level is QQt recommended. This often causes more problems than it cures. The building code requires all floors in buildings with a C-1 Business occupancy classification to carry a minimum designed "Live. Load" of 50 pounds per Sq. Ft.. If Machines and Office equipment is housed within the space the floor must carry a minimum design "Live Load" of 100 pounds per Sq. Ft.. If files or record storage is the intended use, than the floor must carry a minimum design "Live Load" of 120 pounds per Sq. Ft.. Minor improvements could bring the design loading up to the 50 #/SF load requirement but it would take major renovations to the floor system to provide the necessary structural support for file storage. Approximately two thirds of the to~al first floor area has a finish ceiling height of seven feet two inches (7'-2"). The code requires all habitable space to have a minimum ceiling height of seven feet six inches (7'-6"). To accomplish this requirement the entire second floor within the east section of the structure would have to be removed. A new ceiling should be installed and the existing second floor area should remain as attic or mechanical equipment space. Engineering Inspection & Report: SCTM #: 1000 - 61 - 01 - 05 Page.±.. of ~ TERMITES Based on observations on those portions of the building that were accessible, no active termites or termite action was apparent at the time of inspection. No probing was made, no surface materials were removed in or on these premises, nor were furnishings moved since this would tend to cause damage to same. Due to the crawl space area beneath a major portion of the structure, some areas of the house were not fully accessible. A complete inspection for termites was not possible. Although "no evidence" of termites or termite action was noted in the accessible areas, it is not considered that termites do not exist. Because of the insidious habits of termites, no responsibility for a termite condition that exists or may be starting, is assumed. Further, this letter is not a warranty or a guaranty that there are no termites, but an inspection report. For this reason, I would recommend periodic termite inspections (every year). This is important because termite entry'can be anticipated and these inspections will detect the condition before any major damage can occur. These inspections should be made by licensed exterminating firms. Note: Termite action was noted in the wood frame members of the one story garage accessory building located on the property. HEATING The heating for these premises is provided by a oil fired cast iron boiler. The system consists of three zones, hot water, and is thermostatically controlled. The current condition of the boiler unit is old and in need of replacement. The existing boiler is functional at this time but it is not considered capable of providing adequate heating capacity for the proposed use by the Town. A new boiler would be much more efficient and be radially adaptable for supplying heat to the proposed facility. The ceiling immediately above the existing boiler consists of open floor joists. At this time, the installation of a full fire rated enclosure would be recommended and must be equipped with proper ventilation and meet all current code restrictions. In addition to controlling conduction and infiltration losses within the structure, the next most important area to assure maximum energy efficiency is the efficiency of the heating unit itself. The installation of new energy saving clock thermostats would also be recommended. The future layout and configuration of this structure should be considered when redesigning the heating distribution system. This will ensure the proper and uniform heating of all areas in the proposed facility. Engineering Inspection & Report: SCTM #: 1000 - 61 - 01 - 05 Pagei of -ª INSULATION AND WEATHERPROOFING In any building, the two most important areas with regard to optimizing energy efficiency pertain to the conduction and infiltration losses. Conduction (or direct loss through the floors, walls and ceiling) is primarily controlled by insulation. Infiltration loss (drafts or air leakage) is controlled by caulking and weatherstripping. At this time, it is assumed that there is no insulation in the exterior walls of the structure. Also, the first floor framing was not insulated and no evidence of insulation was found in the attic located above the west end of the building. At this time I would recommend that all floors walls and ceilings be insulated with kraft faced batt insulation as per the New York State Uniform Building Code. All existing asbestos pipe insulation should be removed and disposed of according to New York State DEC & Suffolk County Health Dept. Regulations. All exposed cold water pipes should be insulated to reduce condensation and the possibility of freeze-ups. All exposed water pipes for both the domestic hot water and heating system should be insulated to reduce fuel costs. VENTILATION Ventilation is very important for all buildings. Attic ventilation will reduce the amount of moisture that can develop in insulated attics and can increase roof shingle and sheathing life by reducing heat. It will also reduce the condensation and mildew & mold that will form from stagnant air. Good ventilation yields a healthier living environment as well, as it reduces the accumulation of offensive and/or toxic fumes. The basement and crawl space ventilation is needed to remove ground moisture. Basement ventilation is provided by windows. The amount of ventilation appears to be adequate. Basement ventilation is important to minimize the effects of any water that might seep into this area. We recommend keeping all of the basement windows open throughout the summer months when weather conditions produce cool, dry air. During the humid spells, the windows should be shut. As appropriate, windows should be equipped with screens to prevent rodent and insect entry and bars for security reasons. HOT WATER The domestic hot water is produced by a 50 Gal. (60,000 BTU) oil fired water heater. This unit is a separate system from the oil fired boiler that heats the residence. The size of the unit is more than adequate for a the proposed use by the Town. Engineering Inspection & Report: SCTM #: 1000 - 61 - 01 - 05 Page..§.. of ~ PLUMBING The plumbing system consists of three major components, the supply piping, the waste or drain piping, and the fixtures. The distribution piping brings the water to the fixture from the public water main, and the waste piping carries the water from the fixture to a private septic system. The water meter is located on the south wall of the basement. All supply piping from the water supply and within the building appears to be copper. The majority of the waste line piping appears to be cast iron with the exception of some PVC drain pipe. All of the supply piping for both hot and cold water should be insulated as was mentioned in a previous section. Water pressure in various fixtures appeared to be normal. No apparent fixture leaks were found. Leaks were found in some of the drainage pipe and the supply lines show signs of deterioration as well. Due to age: supply, waste and drain pipe repairs and/or replacement in the not too distant future should be anticipated. Also, the proposed use and renovations of the facility by the Town would suggest the installation of new piping. There was no evidence of current or previous waste line back-up. There was also no evidence to suggest that the septic system had been unearthed and recently pumped clean. Access to the waste piping was restricted due to access within the crawl space but the septic system appears to be functional at this time. It should be realized that no excavations or diggings were made as part of this inspection. It should also be noted that the County Health Department may require the installation of an entire new septic system to meet the current code requirements. All waste lines, if not replaced, should be snaked clean when the building is taken over, as a preventative maintenance item. It is recommended, that a full and complete testing and analysis of the public water supply be accomplished at this time to be sure that it is safe to drink, clear, potable and meets the minimum requirements of the Suffolk County Health Department. Fuel oil at the site is currently stored in an underground tank. To avoid a potentially dangerous mistake, I would suggest that all of the fuel lines should be located & inspected and should be clearly marked (perhaps by wrapping it with orange tape) to distinguish it from the water piping. The fuel storage tank should also be pressure tested to verify its integrity. The current Health Department codes should be verified to ensure compliance with fuel storage regulations. Engineering Inspection & Report: SCTM #: 1000 - 61 - 01 - 05 PageL of -..9 ELECTRICAL A typical electrical system consists of two distinct components: (1) the electrical service entrance, & (2) the electric circuits. The service entrance determines the capacity of the electric power available to the structure. The electric circuits distribute the power through the building. Electrical devices typically use either 120 volts or 240 volts. My investigation of the electrical system is limited to the visible components, the entrance cable, meter box, service panel, outlets and switches, and the visible portion of the wiring. Where possible, the cover of the service panel is removed to investigate the conditions in it. A larger portion of the electrical system is hidden behind walls and ceilings, and obviously, all the conditions relating the these unseen areas cannot be known. The electrical power entering these premises consisting of three individual 60 amp services and fuse boxes that supply power to three separate apartments. Where visible, the general condition of the wiring ànd fixtures is fair to poor and is installed haphazardly without concern for uniformity. However, since it is your intention to change the occupancy or use of this building from residenti.al to business, I would recommend the upgrading of the service as well as the immedia~e replacement of all wiring necessary to bring the house up to current codes. At that time, all necessary dedicated circuits for potential office equipment could be included in the upgrade. The installation of a new fire & smoke detection alarm system, exit signs and emergency lighting will be required. INTERIOR The majority of interior wall and ceiling finishes were paint over a plaster surface. In general, all wall surfaces were found to be in need of repair. Severe cracking has occurred in several locations and would indicate differential settlement and/or a failure in the lath or backing system of the plaster finish. These surfaces should be removed to verify the cause of the deterioration and then replaced. Previously, it has been noted in this report that the building should have new plumbing, be insulated and also be re-wired. It is therefore recommended that all walls be stripped of plaster and refinished with gypsum wallboard. This will allow for access within the walls to enable the completion of the above referenced work. In general, the hardwood floors throughout the building are old but do not require work. Engineering Inspection & Report: SCTM #: 1000 - 61 - 01 - 05 Page.ß. of ~ EXTERIOR The exterior walls on this house are covered with vinyl siding that is relatively new. At the time of the inspection, the siding was in good condition. Only minor routine maintenance will be required. Exterior caulking compound, which is inexpensive to apply and important to help prevent drafts and possible moisture entry is recommended around the entire exterior. All door & window frames as well as wall penetrations should be examined and caulked as required. EXTERIOR DOORS & WINDOWS Only one existing entry door has the required 36" width. All doors that will provide egress to the proposed facility will need to be removed and replaced with a new 36" wide door. The windows are satisfactory and should give somewhat normal performance concerning operation and insulation value. The existing sizes provide all necessary light and ventilation and egress as required by the New York State Uniform Building Code. ROOFING The roof is a system that must work well together to provide structural integrity and weather protection for the house. The major elements in this system include the roofing or roof covering (shingles, tile, membrane, etc.), the underlayment (impregnated felt or paper, ice and water shield, etc.), metal flashing (lead, copper, aluminum, etc.), sheathing (plywood, dimensional T&G lumber, etc.) and the roof rafters themselves. The roof covering of this house is asphalt shingle over the original wood shingle roof. The asphalt shingle roof appears to be in poor condition. It is apparent that this roof is over fifteen years old, and therefore I would recommend removal or the existing asphalt shingle roof. Once removed, the stability of the existing wood shingle roof cali be verified and re- sheathed with Yo" plywood as required. A new asphalt roof system should then be installed. GROUNDS & ACCESSORY STRUCTURES In general, the landscaping over the entire property is considered to be average. The garage or accessory structure to the north of the house is in fair condition. This building was also constructed in the early 1800's and has been reasonably maintained for its age. ." Engineering Inspection & Report: SCTM #: 1000 - 61 - 01 - 05 Page...9.. of ~ CONCLUSION The property in question is located immediately adjacent to the current Town Hall. Due to the current occupancy of the existing Town facilities it would be prudent to obtain any contiguous property for the possibility of expansion. In general, keep in mind that many of the suggestions I have made in this report represent improvements as well as deficiencies. However, I would recommend that the majority of the work I have suggested be completed before occupancy by any Town personnel. The amount of work needed to bring the building up to code for use as a business offices as outlined in this report would be considered high and may even approach the cost of new construction. Accurate cost estimates could be generated for the work proposed within this report but it must also be considered that any renovation to the structure would be limited to the size and configuration of the existing building without access to the second floor. To adequately meet the Current as well as future needs of the Town Hall, serious consideration should be given to removal or demolition of the existing building and constructing a new facility. Due to its age, this building is considered to have historical significance. Therefore, it might be possible to offer the structure to the Historical society and have it moved to another location. This report is not to be used as a basis for determining the value of such premises or whether same is or is not to be purchased. This report is not to be construed as a guaranty, or warranty of the premises or equipment therein or of their fitness for use. Since this was, as noted previously, a visual inspection of these premises, it is suggested that consideration be given to engaging the services of a competent contractor to determine the extent of the various defects/deficiencies noted herein and to provide cost estimates for same. Thank you for the opportunity to be of assistance to you. Very truly yours, James A. Richter, R.A. STED South old Town Engineering Department