2018.5.22_Smith Charities Assessmetn and Plan_Final Report_J.pdfSMITH CHARITIES
HISTORIC BUILDING CONDITIONS
ASSESSMENT + TREAMENT PLAN
FINAL REPORT
MAY 22, 2018
SMITH CHARITIES APRIL 2018 Page 1 of 1
TABLE OF CONTENTS
Cover Letter
1 Executive Summary
2 Existing Plans
a. Site Survey
b. Floor Plans
c. Elevations
3 Treatment Plan
a. Structural Treatment Plans
i. Existing Conditions & Proposed Improvements
ii. Drawings
b. Mechanical Treatment Plans - Existing Conditions & Proposed Improvements
c. Architectural Treatment Plans
i. Existing Conditions & Proposed Improvements
ii. Code Review
iii. Drawings – Proposed Changes
4 Cost Estimate
a. Architectural Improvements (Renaissance Builders)
b. Structural Improvements (Structures North Consulting)
c. Prioritized Cost Estimate
5 Team Resumes
6 Appendix
a. Photo Documentation Appendix
b. Historical Building Maintenance
1 | EXECUTIVE SUMMARY
SMITH CHARITIES MAY 2018 Page 1 of 4
1
EXECUTIVE SUMMARY
The Smith Charities Building at 51 Main Street Northampton was reviewed by a team of
consultants from December 2017 to March 2018. Mechanical, structural and
architectural systems of the building were assessed. The scope of services provides
development of CAD drawings based on the existing conditions of the building,
development of proposals for maintenance or replacement of deteriorating systems and
critical building components, development of cost estimates and a prioritized list of items
to be addressed as the capacity of the organization allows. Smith Charities also expressed
a desire to have the architect study the changes that would be required to enable use of
the second floor by a potential renter with the hope that active use of the second floor
might generate income to support other building maintenance goals.
The following products have been developed in an effort to complete this scope of work:
Laser scan and linked referential photographic scan of the building with Leica 3D scanner
(shared with L. Szych, T. Fontier and D. Murphy 4/9/2018)
Development of digital 3D Revit Model (digitally)
Development of CAD Elevations and Floor Plans (digital and hard copy)
Report on Existing Structural Conditions and Treatment Recommendations (digital and
hard copy)
Report on Existing Mechanical, Electrical, Plumbing and HVAC Conditions and
Recommendations (digital and hard copy)
Building Code Analysis (digital and hard copy)
Architectural Report (digital and hard copy)
Conceptual Plans for Architectural Improvements (digital and hard copy)
Cost Estimates (digital and hard copy)
Summary Recommendations
Given the historic significance of the building and support of the Massachusetts Historic
Commission in protecting it, the first order of business should address the “Priority 1”
items on the structural treatment plan. These items have health and safety ramifications
and not addressing them will hasten the degeneration of the building as a whole. These
items include installation of collar ties between the rafters to restrain the spreading of
the roof; replacement of missing and failed keystones that leave the exterior wall cavity
vulnerable to water damage, and the removal of loose, shaling sections of the cornice
that pose a hazard to pedestrians as falling debris. These combined structural repairs are
estimated to cost $158,437 and should be considered emergency level repairs.
Less urgent are a lengthy list of masonry and structural repairs needed to remediate the
consequences of aging. These should be tackled over the next five years, ideally, and may
total over $800,000. While it is costly to address them all at once, the possibility of doing
1 | EXECUTIVE SUMMARY
SMITH CHARITIES MAY 2018 Page 2 of 4
so will reduce the overall cost. These recommendations address critical parts of the
masonry system that affect the value of the building and its long term condition.
The third tier of structural priorities are more cosmetic in nature and relate to edge
spalling and deteriorating decorative carvings. They are less critical to address within this
time period. They total $515 and could be incorporated into the second tier priorities.
Though architectural improvements are not as critical, there is merit to addressing the
recommended architectural improvements in order to help the Charities develop revenue
towards other goals. In general we find the architecture of the first floor to be in
excellent shape. While it would be interesting to explore restoration to the original
period design of the reception area, this is not critical to the building or Charities
operation and mission. Given the limitations of the International Existing Building Code
and Massachusetts Amendments, it is our recommendation that you maintain the first
floor occupied areas as they are now until that time at which the arrangement of offices
or condition of the restroom and first floor finishes fail to meet your current operational
needs.
A new means of egress and secure entry for a second floor tenant can be provided at the
rear of the building to the second floor to make the second floor useful to a tenant. We
advise a saw cut through the rear exterior wall at the current landing to the basement.
The new entry can be tied in to the exterior window system if done simply with a small
exterior railing and stair system. We recommend a metal stair system, suspended canopy
and insulated panel door. Existing plaster and damaged woodwork need repair, and new
mechanical, electrical and plumbing systems also need to be provided to make the
second floor usable.
It will be important to keep new finishes and wall repairs modest in order to fall below
the 30% of the assessed value of the building, which might trigger requirements to bring
this mid‐19th century building into full compliance with the Massachusetts Architectural
Access Board’s requirements for new construction. In meeting with Louis Hasbrouck, City
of Northampton Building Inspector, on February 6, 2017 the goals of the project outlined
in this treatment plan were confirmed and supported by Mr. Hasbrouck. Once new
plumbing, heat, cooling and electrical service is installed, the space should meet the
needs of any perspective private office client.
We do recommend installing new carpet from the new entry to the entry to the attic and
at all second floor office areas to make the space more comfortable to a potential renter.
Carpeting was typical of the period and installation of new sheet carpet will reduce
1 | EXECUTIVE SUMMARY
SMITH CHARITIES MAY 2018 Page 3 of 4
reverberation levels and avoid the need to install a subfloor above the rough‐hewn
flooring that exists at the stairs and second floor level.
Similarly, while we recommend maintaining the basic layout of the second floor
bathroom, we advise removing all existing bathroom wood paneling and any damaged
flooring. The existing toilet will require new piping, finishes and fixtures that are up‐to‐
date yet simple and in keeping with the historic character of the building. Appropriately
selected ceramic floor and wall tile would provide a more sanitary surface and be period
appropriate to the building.
Note that current doorways, handrails and bathroom interior are out of compliance with
current accessibility standards but are acceptable in the building as a result of the build’s
historic status. Making significant changes to these systems would not only trigger
greater expense, it would also change the interior character of a building that has resisted
change successfully. We advise against any unnecessary changes to walls, with the
exception of the cut through on the exterior masonry wall for the new entry and the
optional removal of the added back hallway vestibule. We also recommend replacing the
existing locksets at the doors into the first floor conference room and the reception room
in order to create secure separation between first and second floor occupants.
The total proposed cost of architectural and mechanical improvements to the building,
not including the structural repairs already mentioned, is over $360,000. The most
expensive elements of this work relate to the masonry demo and new construction to
create a new entry at the back of the building, and new mechanical, plumbing and
electrical systems needed for occupation of the second floor. The remainder of the work
relates to repairs to damaged plaster and wood trim associated with aging and past
instances of roof and window leakage.
We do note that the scope of work to upgrade the heating and cooling systems, which is
the largest cost in the architectural and mechanical estimates, is somewhat flexible in a
manner that is different than the rest of our recommendations. While it is our
mechanical engineer’s recommendation that the entire boiler and air conditioning system
has outlived its expected service life and should be replaced with a more efficient boiler,
we do see this as less immediate a priority than the structural repairs and improvements
to the second floor. We have instead included in the cost estimate the general costs
associated with provision of a new, separate boiler and piping to serve the second floor
and to interface with a new attic installed air handling unit to provide cooling, ventilation
and heating to the second floor only, assuming that continuing use of the current boiler
can sustain the current needs at the first floor. If the improvements to the second floor
1 | EXECUTIVE SUMMARY
SMITH CHARITIES MAY 2018 Page 4 of 4
are not carried out within 3‐5 years we would encourage the Charities to look to replace
the existing boiler and air handler with systems large enough to serve both floors.
Because these mechanical improvements are required as a part of any strategy to rent
the second floor of the building, we have not broken them out from the
architectural/mechanical cost estimate, but have itemized them.
Exterior Changes
In order to accommodate additional tenants and the new entry at the rear of the building,
Smith Charities may wish to explore revising the current fenced area to the west of the
building. The entry will reduce the depth of the existing parking space, but it will still be
viable. One additional space can be added to the left of the current row of spaces, or, if
the Charity chooses, it would be possible to remove the large maple in the side yard and
create more parking to provide additional parking. Note that the City of Northampton
has a tree protection ordinance that requires replacement of mature trees with immature
trees per City standards. At this time we recommend against removal of the maple,
which provides shade and character to the outdoor space.
Maintenance
Noting that it may be impossible to address the major recommendations of this report
without considerable development effort, we also include basic maintenance
recommendations in our section reports.
Two critical maintenance issues became apparent while developing these reports: (1) On
the interior, shoring up the plaster ceilings be refastening the existing ceiling to the lathe
strapping will help to preserve the existing ceilings until at points where separation is
already occurring. (2) On the exterior, loose masonry grout and masonry has dislodged
and is held up by the bird netting protecting the cornice. This should be cleaned and the
netting inspected to insure that there is no risk of raining down on pedestrians. (3) There
is a clog in the west and northwest downspouts that has the gutters overflowing. This
overflow is washing the west face of the building and adding to the deterioration of the
sandstone. The gutters should be cleaned out every year and the connections to
downspouts visually inspected for any significant separation.
Given the condition of the interior plaster on the northeast side of the interior, we also
recommend that this chimney in particularly be investigated more thoroughly as attic
collar tie installation, masonry repair and interior plaster repair work is undertaken to
be sure no water is finding its way in through the flashing or through the exterior wall.
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FIRST FLOOR 100'-0"1 SECOND FLOOR 115'-8"ROOF 135'-6"
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23 February 2018
Jones Whitsett Architects
308 Main Street, 3rd Floor Greenfield, MA 01301 Attention: Dorrie Brooks
Reference: Smith Charities, Northampton, MA Dear Dorrie: We have completed our survey Smith Charities Headquarter in Northampton. The following
is a summary of our observations and recommendations. For the purposes of this report the front of the building will be considered to face the south.
Building Structure Description
Smith Charities is a two-story building with a full basement and attic. The first and second floors are constructed with sawn lumber joists and subfloor spanning between the exterior masonry walls and interior bearing walls. The basement floor is a slab on
grade.
The roof structure is a board sheathed sawn lumber hip, with rafters supported mid-length by a ring of truss supported timber purlins at the north and south, and truss chords at the east and west. The attic floor is composed sawn lumber joists running in
the east-west direction between five interior trusses and the east and west exterior
walls. The upper portion of the roof, above the purlins, has no collar ties. The exterior walls are composed of multi-wythe brick masonry with what appears to be Longmeadow brownstone skin and trim.
Noted Building Conditions and Repair Recommendations
Exterior/ Masonry Elevations
The exterior suffers from a variety of age and structure related conditions, all of which
have been mapped out on the attached annotated elevations.
Structures North Smith Charities
23 February 2018 Northampton, MA
2
Bedding orientation has directly affected their performance as can be seen from the conditions. Sedimentary stones are formed in slowly deposited layers of material that landed in flat beds on the ground, ocean or riverbed surface. These flat beds are called bedding planes. The variation between layers of material was typically greater than the
variation within each layer, and sheet-type minerals such as mica landed flat upon the
planes, creating numerous small vertical areas on each plane that would not be bonded, with the combined result being a plane of orientation with reduced transverse cohesion.
In practice one wants to cut and orient sedimentary stones so that the bedding planes
are kept in their natural horizontal orientations, so that the planes remain compressed
by the overburdening structure above them. This is called “natural bedding” and
commonly reveals itself with horizontal striations on the exterior.
In less preferred practice, the stones are sometimes oriented with their bedding planes
vertical and perpendicular to the exterior masonry face. This is called “end bedding”
and typically reveals itself with vertical striations on the exterior. In this case there is not
the compressive restraint holding the planes together, and under weathering conditons
the planes can start to peel apart.
In another less perfered practice, the stones are sometimes oriented with the bedding
planes parallel to the exposed masonry face. This is called “face bedding” and reveals
a total lack of any striations, rather a flat, uniform or slightly mottled surface
appearance. This configuration offers no restraint against delamination and under
weathering conditions the bedding planes can literally peel off.
The exterior conditions are as follow:
X1 Edge-Spalled Ashlar Units- Many of the coursed stone units that make up the
building’s flat ashlar “field” are spalling along their edges. The majority of the ashlar
units appear to be face-bedded, and water appears to be seeping into the stone edges at the mortar joints and peeling apart bedding planes, starting at the edges.
The affected units can be honed back and the joints cut and repointed. This is a
Priority 3 item.
X2 Deeply Spalling or Shaling Ashlar and Frieze Units- These are the mechanisms that are noted above but of a greater degree of severity, where the stone surfaces have
eroded several inches inward from their original face planes. The eroded portions
of the units should be ground back to sound material and then patched with a
compatible restoration mortar, or the units should be replaced. This is a Priority 2
item.
X3 Isolated Deep Ashlar Spalls- Several of the ashlar units have deep isolated spalls
where the outer planes are peeling off in a pocked manner. The affected stones
should be patched or in the worst cases replaced. This is a Priority 2 item.
Structures North Smith Charities
23 February 2018 Northampton, MA
3
X4 Structural Cracks- There are several oriented structural joints cracks within the
middle portions of the north and south elevations running up and down from the second floor windows. These are likely reactions to forced elongation movements in the ashlar stonework that may have been caused by a combination of brick
moisture growth (swelling), outward bending from roof spread (please see “Interior/
Attic and Roof Framing”, below), and simple seasonal thermal and moisture
stresses. The cracked mortar joints should be deeply cut, jet cleaned, surface
pointed and then injected with a compatible grout (ultra-low shrinkage, self-
consolidating pozzolan lime or equivalent), assuming that the forces that are
causing the wall movements have been eliminated or have stopped. This is a
Priority 2 item.
X5 Failed Quoin Units- Nearly all of the quoin units are face and end bedded and nearly
two thirds of these stones have planar delaminations and have failed. We
recommend replacing all of the quoins. This is a Priority 2 item.
X6 Deteriorating Sill and Trim Stones- Many of the windowsill and projecting portions of
trim stones are splitting, shaling or spalling, depending upon their orientations, and are in local states of failure. The windowsills should be replaced, and the failing
projections should be cut off and replaced with adhered Dutchmen (fitted patches)
or the entire stone units should be replaced if there is not sufficient sound material
left to attach to. The trim projections of many of the rounded window hood stones have been removed. These could also be replaced to restore the original
appearance. This is a Priority 2 item.
X7 Shaling Cornice Units- Significant portions of the cornice units, which are naturally bedded, have layers peeling or starting to peel off of them, and netting has been added below them to catch the falling debris. The loosening material should be
scaled and removed, and ultimately the most deteriorated stones will need to be
replaced. This is a Priority 1 item.
X8 Open Gaps and Deteriorated Keystones- There are open gaps within the ashlar construction above many of the key stones, many of with are damaged. These may
be a result of the keystones slipping downward or from their tops deteriorating, or an
original mis-fit in the masonry. One keystone in particular is loose and hanging part way out of the wall. We recommend that the keystones be replaced with new ones
that are properly sized to fill the gaps above them. This is a Priority 1 item.
X9 Deteriorated Front Carvings- The carved scroll and name plate on the front elevation have lost all of their detail and have been slathered with a repair mortar.
The carvings should eventually be restored. This is a Priority 3 item.
Interior/ Basement-
The basement is on good condition with only one item noted:
Structures North Smith Charities
23 February 2018 Northampton, MA
4
B1 A hole has been chopped through a brick arch spanning over an opening on the
east side of the chimney base for pipes to pass through. The pipes should be
sleeved and the chopped hole repaired. This is a Priority 2 item.
Interior/ First Floor-
We noted to structurally related issues at the first floor, however the lack of a secondary egress is concerning.
Interior/ Second Floor-
Conditions noted at the second floor are for the most part secondary reactions to
conditions noted above. The following was noted:
S1 There are cracks between the west ends of the interior cross walls and the east wall
that widen toward the ceiling. These cracks have been caused by the eastward
leaning of the exterior wall due to roof spreading above. Following roof repairs
(please see “Interior/ Attic and Roof Framing”, below), the cracks should be
patched.
S2 There are several ceiling cracks in the front room that likely related to wall spreading and movements in the attic floor.
S3 There are stains and peeling paint patches on the ceiling that have been caused by roof leaks, which have hopefully since been addressed.
Interior/ Attic and Roof Framing-
I noted the following in the attic:
A1 The upper peak of the roof, above the purlins, has no collar ties that would normally restrain the rafter bases to support the ridge. This puts an outward spreading force on the roof eaves which has caused damage below. Collar ties should be added
between the rafters in the east-west direction, just above the purlins, to restrain the
roof. This is a Priority 1 item.
A2 The outward spreading has pushed the top of the east wall, and a short portion of
the west wall outward. This is evidenced by six of the metal ties that once held the
ends of the five trusses to the walls being partly pulled out of the brickwork. After
the collar ties are added, the metal truss ties should be replaced and the pulled-out
masonry repaired. This is a Priority 2 item.
Structures North Smith Charities
23 February 2018 Northampton, MA
5
A3 There is a crack within the upper wall construction between the interior face of the
stonework and the back-up brickwork. This is likely to have been caused by the outward spreading of the roof as well as general masonry deterioration, as the upper back-up construction could be taken apart by hand during our visit. The gap
should be jet cleaned and solidly grouted and all loose brickwork re-set. This is a
Priority 2 item.
A4 Several of the purlins are twisting due to spiral grain. The lifted ends should be
shimmed. This is a Priority 2 item.
A5 One of the roof rafters on the roof’s west face is badly split and should be sistered
with a new rafter. This is a Priority 2 item. Thank you for the opportunity to assist in the assessment of this wonderful and venerable
structure. Please contact us if you have any questions or if we can be of further assistance. Respectfully Yours, Structures North Consulting Engineers, Inc.
John M. Wathne, PE, President
FIRST FLOOR
100'-0"
SECOND FLOOR
115'-8"
29'-8"
9'-9 1/2" 10'-3 1/2" 9'-7"
1'-10"
4'
-
0
"
19
'
-
2
"
12
'
-
6
"
2'-2"
3'-8"3'-8"3'-8"3'-10 1/2"5'-6 3/4"5'-6 3/4"3'-8"
5'-0"
7'-3 1/2"
4 1/4"
12"
ATTIC
130'-5"
FIRST FLOOR
100'-0"
1
SECOND FLOOR
115'-8"
ROOF
135'-6"
2
52'-2"
ATTIC
130'-5"
20'-1 7/8" 12'-2 1/8" 12'-2 1/8" 7'-7 7/8"
8'
-
2
3
/
4
"
5'
-
1
"
14
'
-
9
"
15
'
-
8
"
43
'
-
8
3
/
4
"
PROJECT:
DATE:
DRAWN
BY:
308 Main Street
Greenfield, MA 01301
T. 413.773.5551
F. 413.773.5552
office@joneswhitsett.com
CONSULTANTS:
SCALE:1/8" = 1'-0"
A200
1728
SM
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T
H
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H
A
R
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T
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S
EX
I
S
T
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C
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N
D
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N
S
10/10/17
EX
T
E
R
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O
R
E
L
E
V
A
T
I
O
N
S
DAB
1/8" = 1'-0"1 North Elevation
1/8" = 1'-0"2 East Elevation
ES201
Open hole
above
keystone
Deeply shaling
brownstone
units- must be
replaced
Separating bedding
planes in shaling
stone units- mustbe replaced
Spitting stone
units- must
be replaced
Isolated deepspalls- must be
patched or
units replaced
Structural
cracks in
frieze and
ashlar joints
Deeply spalling
or scaling
brownstone-must be patched
or replaced
Randomly edgespalled ashlar
brownstone- must
be honed or patched
Shaling sills and
keystone- must
be replaced
Loose keystone with gap
behind, could fall out of
wall- must be re-set
Surface-spalled
carved
stonework- shouldhone and patch
Eroded holes in
rake stone- patch
and cover with
copper or replace
Replace
damaged
cornice
stones
Replace
damaged
cornice
stones
Shaling
fascias andsoffits- must
be replaced
Shaling
fascias and
soffits- must
be replaced
Randomly edge
spalled ashlar
brownstone- must
be honed or patched
Deeply spalling
or scaling
brownstone-
must be patched
or replaced
1/8" = 1'-0"
South Elevation
2/23/18
JMW/
1/8" = 1'-0"
West Elevation
FIRST FLOOR
100'-0"
SECOND FLOOR
115'-8"
ROOF
135'-6"
29'-8"
4'-4 5/8" 3'-8" 4'-10" 3'-8" 4'-10" 3'-8" 4'-7 3/8"
15
'
-
8
"
1
6
'
-
0
"
4
'
-
0
"
8
'
-
0
3
/
4
"
ATTIC
130'-5"
44
'
-
1
0
3
/
4
"
FIRST FLOOR
100'-0"
SECOND FLOOR
115'-8"
ROOF
135'-6"
52'-2"
ATTIC
130'-5"
PROJECT:
DATE:
DRAWN BY:
308 Main Street
Greenfield, MA 01301
T. 413.773.5551
F. 413.773.5552
office@joneswhitsett.com
CONSULTANTS:
SCALE:1/8" = 1'-0"
A201
1728
SM
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T
H
C
H
A
R
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T
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S
EX
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D
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12/05/17
EX
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E
R
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R
E
L
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V
A
T
I
O
N
S
Author1/8" = 1'-0"2 South Elevation
1/8" = 1'-0"1 West Elevation
ES202
Deeply spalling
or scalingbrownstone-
must be
patched or
replaced
Randomly edge
spalled ashlarbrownstone- must
be honed or patched
Separatingbedding
planes in
shaling stone
units- must
be replaced
Spitting stone
units- must
be replaced
Open hole
abovekeystone
Deeply shaling
brownstone
units- must be
replaced
Shalingfascias and
soffits- must
be replaced
Randomly edge
spalled ashlarbrownstone- must
be honed or
patched
Open holes
abovekeystones
Structural
cracks in
ashlar joints
Shaling
frieze units-
must be
replaced
Separating beddingplanes in shaling
stone units- must
be replaced
Spitting stone
units- must
be replaced
Shaling sills and
keystone- mustbe replaced
Isolated deep spalls-
must be patched or
units replaced
1/8" = 1'-0"
North Elevation
JMW/ DAB1/8" = 1'-0"
East Elevation 2/23/18
UP
UP
1
A
29'-8"
B
2
52
'
-
2
"
259 SF
MEETING RM
89 SF
SAFE 10 SF
WC 50 SF
PASSAGE
577 SF
TRANSACTION AREA
18'-6"
9'-10"5'-6"
1'
-
9
"
1'
-
1
1
"
1'-9"1'-9"
7'-0"2'-4"
14
'
-
0
"
9'-
0
"
23
'
-
4
"
12
'
-
4
"
10
'
-
7
"
9 SF
SINK RM
1/8" = 1'-0"1 LEVEL 1
1
A B
2
3'-5"3'-5"
COBBLE AND
CONCRETE MASS
SUPPORTING SAFE
(ABOVE)
BOILER
24
'
-
1
1
/
2
"
23
'
-
1
0
1
/
2
"
COBBLE STONE WALL
FRAMED,
UNFINISHED
PARTITION
1/8" = 1'-0"1 BASEMENT LEVEL
PROJECT:
DATE:
DRAWN BY:
308 Main Street
Greenfield, MA 01301
T. 413.773.5551
F. 413.773.5552
office@joneswhitsett.com
CONSULTANTS:
SCALE:1/8" = 1'-0"
A100
1728
SM
I
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H
C
H
A
R
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T
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S
EX
I
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T
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C
O
N
D
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T
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S
12/28/17
FL
O
O
R
P
L
A
N
JWA
Hole cut
through
brick arch
ES101
1/10/18
JMW/ DAB
2/23/18
UP
1
A B
2
48
'
-
6
"
26'-2"
1/8" = 1'-0"2 ATTIC
UP
UP
1
A B
2
52
'
-
2
"
29'-8"
273 SF
REAR OFFICE
134 SF
SECRETARY
617 SF
FRONT OFFICE
18'-6"
15'-2"
2'-11"
26'-2"
23
'
-
7
"
8'
-
1
0
"
14
'
-
9
"
7'-0"
1/8" = 1'-0"2 LEVEL 2
PROJECT:
DATE:
DRAWN BY:
308 Main Street
Greenfield, MA 01301
T. 413.773.5551
F. 413.773.5552
office@joneswhitsett.com
CONSULTANTS:
SCALE:1/8" = 1'-0"
A101
1728
SM
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H
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H
A
R
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T
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S
EX
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T
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C
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N
D
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S
12/08/17
BA
S
E
M
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&
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C
Author
Ceiling
water
damage orstaining
Ceiling
cracks
Crack and
separation
between upperportions of walls
Upper portion
of east wall
separated from
cross-walls
Top of east
wall bows out
1 ES102
Ties at endsof trusses
visibly pulled
out of wall
1/10/18
JMW/ DAB
2/23/18
UP
1
A B
2
48
'
-
6
"
26'-2"
1/8" = 1'-0"2 ATTIC
PROJECT:
DATE:
DRAWN BY:
308 Main Street
Greenfield, MA 01301
T. 413.773.5551
F. 413.773.5552
office@joneswhitsett.com
CONSULTANTS:
SCALE:1/8" = 1'-0"
A101
1728
SM
I
T
H
C
H
A
R
I
T
I
E
S
EX
I
S
T
I
N
G
C
O
N
D
I
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I
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N
S
12/08/17
BA
S
E
M
E
N
T
&
A
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T
I
C
Author
Purlin twisteddue to spiral
grain
ROOF1
Top of east
wall bows out
along with
roof eave
Purlin twisted
due to spiral
grain
Lack of collar ties to
restrain top roof
slopes allowing
outward spreading ofrafter bases, eaves
and side walls
Badly split
rafter
Separationcrack between
cornice
stonework and
brick back-up
due to outwarddragging effects
of spreading
roof eaves
ES103
1/10/18
JMW/ DAB
2/23/18
SMITH CHARITIES
MEP SYSTEM STUDY
January 6, 2018
Prepared for:
Smith Charities
51 Main Street
Northampton, MA 01060
and
Jones Whitsett Architects
308 Main Street, Suite 3A
Greenfield, MA 01301
Prepared by:
Garcia, Galuska & Desousa, Inc.
370 Faunce Corner Road
Dartmouth, MA 02747
Ph: 508-998-5700
Fax: 508-998-0883
Smith Charities, Northampton, MA MEP System Study
Garcia, Galuska & DeSousa, Inc. TOC - i
TABLE OF CONTENTS Page No.
I. EXECUTIVE SUMMARY .................................................................................................................... 2
II. HVAC EXISTING CONDITIONS AND RECOMMENDATIONS ............................................................. 3
III. PLUMBING EXISTING CONDITIONS AND RECOMMENDATIONS .................................................. 10
IV. FIRE PROTECTION EXISTING CONSITIONS AND RECOMMENDATIONS ....................................... 14
V. ELECTRICAL SYSTEM EXISTING CONDITIONS AND RECOMMENDATIONS ................................... 15
Smith Charities, Northampton, MA MEP System Study
Garcia, Galuska & DeSousa, Inc. Page - 2
I. EXECUTIVE SUMMARY
This study was prepared for the Smith Charities and Jones Whitsett Architects. The study is
intended to investigate the existing building Mechanical, Electrical and Plumbing System’s
existing conditions and to provide recommended potential solutions for MEP system repairs and
upgrades.
HVAC: In summary, the existing building is heated by a standard efficiency low pressure steam
boiler that heats the first floor of the building via cast iron steam radiators. The first floor of the
building is naturally ventilated through the use of operable windows. The first-floor toilet and
wash room are not equipped with mechanical exhaust ventilation. The first floor is air
conditioned by an older split system AC unit and associated outdoor condensing unit and
ductwork distribution system. The basement and second floor of the building are not heated or
air conditioned. The second floor of the building does have operable windows which could be
utilized to provide ventilation.
The existing building heating and air conditioning systems are generally in poor condition and
have exceeded their expected useful service life. In addition, the existing steam boiler and air
conditioning system have much lower energy efficiencies than modern day high efficiency
heating and air conditioning systems. Therefore, it is our recommendation that the existing first
floor heating and air conditioning system is removed and replaced with an upgraded heating,
ventilation and air conditioning system that would heat, ventilate and air condition to the first
and second floor areas of the building, and would also provide supplemental heating to the
basement and attic spaces.
Plumbing: Presently, the building is served by municipal water, municipal sewer, and natural
gas. In general the plumbing systems are in poor condition. The existing plumbing fixtures are
antiquated and do not meet current accessibility codes.
Fire Protection: The building does not contain an automatic fire suppression system.
Electrical: In general, the electrical systems are in poor condition, antiquated and are lacking in
quantity and capacity. A 100 amp 3 phase service is undersized for this building. Any
substantial renovation program would require a service upgrade. There is no fire alarm system,
lighting controls are line voltage switching with no automatic devices and lighting is in poor
condition.
Smith Charities, Northampton, MA MEP System Study
Garcia, Galuska & DeSousa, Inc. Page - 3
II. HVAC EXISTING CONDITIONS AND RECOMMENDATIONS
Heating System:
The building is heated by a gas-fired low-pressure cast iron steam boiler. The boiler was manufactured
by American Standard (Model G-27-FG Series 3BR53). The boiler has a rated capacity of 180 MBH input
and 144 MBH output. The boiler was installed in 1983, is approximately 35 years old and appears to be
in poor physical condition. The boiler’s estimated useful expected service life of 25-30 years; therefore,
the boiler is past its expected useful service life. The boiler appears to have all code required safety
devices in place.
Low Pressure Steam Boiler
The boiler is atmospheric vented by galvanized steel breeching which is routed up through a masonry
chimney. The breeching appears to be single wall type and appears to be in fair condition. The boiler
currently operates using natural gas.
Smith Charities, Northampton, MA MEP System Study
Garcia, Galuska & DeSousa, Inc. Page - 4
Boiler Breeching Basement – Steam Piping
The boiler provides low pressure steam to cast iron steam radiators located on the first floor of the
building through a schedule 40 steel low pressure steam piping distribution system. Low pressure steam
condensate return is distributed back to the boiler via an insulated steel piping distribution system. The
boiler is equipped with a combination water feed and low water cutoff controller that appear to have
been installed in more recent years. In general, the steam and condensate piping appear to be in poor
condition, with several sections of piping that appear to be missing insulation. Existing piping insulation
may potentially contain asbestos, and should be tested in the future prior to any heating system
renovation project.
Cast iron radiators in the front office area of the first floor are located in architectural enclosures below
each window. Radiator located in the Hatfield meeting room are exposed cast iron steam radiators,
with a radiator being installed under each window.
Front Office Radiator Hatfield Meeting Room Radiator
The heating system is controlled by a wall mounted thermostat located on the first floor. A boiler
burner shutoff switch is installed outside the Basement stair door. A battery operated CO detector was
also installed on a window sill adjacent to the basement entry door.
Smith Charities, Northampton, MA MEP System Study
Garcia, Galuska & DeSousa, Inc. Page - 5
Heating Thermostat
Smith Charities, Northampton, MA MEP System Study
Garcia, Galuska & DeSousa, Inc. Page - 6
Building Air Conditioning and Ventilation Systems:
The first floor of the building is air conditioned by a direct expansion (DX) refrigeration split system air
conditioning air handling unit. The AC unit was manufactured by Carrier and has a capacity of three (3)
tons. The air handling unit distributes air conditioned air to the front office and Hatfield meeting room
via a galvanized sheetmetal ductwork system and sidewall mounted supply and return registers. The air
handling unit is located on a raised platform in the hallway between the front office and Hatfield
meeting room. The AC unit is connected with refrigeration piping to a grade mounted outdoor air
cooled condensing unit (Carrier Model 38TH036500DL) that is located in the alley way adjacent to the
building. The AC system utilizes R-22 refrigerant which is being phased out of production. The AC unit
and associated condensing unit appear to be in poor physical condition, over 20 years old and beyond
their expected useful service life. The AC system is controlled by a line voltage type thermostat.
The Basement and Second Floor areas of the building are not air conditioned.
The building is naturally ventilated through the use of operable windows. The first floor and second
floor toilet rooms are not provided with mechanical exhaust air ventilation. The first floor wash room is
also not provided with mechanical exhaust ventilation.
First Floor AC Unit Grade Mounted ACC Unit
Smith Charities, Northampton, MA MEP System Study
Garcia, Galuska & DeSousa, Inc. Page - 7
Front Office AC Supply Registers AC Thermostat
HVAC System Recommendations:
Option 1 – Complete Building HVAC System Renovation:
The existing building heating system is in poor condition, with the boiler, radiators, air conditioning
system, and associated piping distribution having exceeded their expected useful service life. In
addition, the existing steam boiler heating and air conditioning systems are very inefficient in
comparison to modern high efficiency heating and air conditioning system. Therefore, we would
recommend replacing the existing steam heating system with a new high efficiency hot water heating
system consisting of a new high efficiency gas fired condensing hot water boiler plant and new terminal
heating equipment to serve the first and second floor areas of the building. In addition, we would
recommend providing supplemental heating to maintain temperatures at approximately 50 deg F (adj.).
via hot water unit heaters in the basement and attic areas of the building. The new boiler plant would
consist of two (2) new gas fired hot water boilers (estimated at 180 MBH input each – with each boiler
being sized at 67% of the building heating load), new boiler exhaust and intake air venting, hot water
pumps equipped with variable speed ECM motors, hot water expansion tank and air separator
accessories, insulated hot water piping, terminal heating equipment and associated direct digital
controls.
As part of a building renovation project, we would also recommend that a new high efficiency air
conditioning and ventilation system be provided for the first and second floor building areas to provide
improved indoor air quality, thermal comfort, and increased energy efficiency. A potential air
conditioning and ventilation system that would be suitable for the building includes the following:
Air Conditioning/Ventilation: Variable Refrigerant Flow (VRF) System. This system would consist of a
combination of ductless, console vertical style and/or duct fan coil type evaporative units (as required to
meet the building’s architectural aesthetics) with refrigerant piping and condensate piping routed
throughout the building and connecting to an outdoor high efficiency VRF air cooled heat pump
condensing unit. It is estimated that the AC system capacity would be approximately 7.5 tons.
Ventilation air handling units equipped with energy recovery ventilation, fans with ECM motors and hot
water heating would provide minimum code required mechanical ventilation air to occupied areas of
the building through an insulated galvanized sheetmetal supply and return ductwork distribution
system. It is proposed that there would be two (2) ERV units, one installed in the basement which
would serve the first floor and one unit installed in the Attic which would serve the second floor. It is
estimated that the ERV units would have a capacity of approximately 400 CFM each.
The proposed high efficiency VRF system would also provide backup heating capability for the building,
and could be used to provide the majority of the building’s heating needs on milder winter heating days
when it may be more economical to provide heating through the VRF heat pump system versus a gas
fired hot water boiler system.
Smith Charities, Northampton, MA MEP System Study
Garcia, Galuska & DeSousa, Inc. Page - 8
Exhaust Systems: New in-line exhaust fans shall be provided to serve the areas of the building that
require separate dedicated exhaust systems, i.e. toilet rooms, wash room, utility rooms, etc. Exhaust air
systems for these areas shall include exhaust air fans, ductwork and associated controls. Toilet and
wash room exhaust
Smith Charities, Northampton, MA MEP System Study
Garcia, Galuska & DeSousa, Inc. Page - 9
Controls: A new web accessible direct digital control system should be provided for the new HVAC
systems.
Option 2 – Second Floor HVAC System Renovation and First Floor HVAC System Repairs:
As part of this option, the following scope is recommended:
The existing first floor heating system shall remain and existing low pressure steam boiler heating
system should continue to be serviced and maintained. The existing first floor air conditioning system
shall remain. We recommend that the first floor AC unit shall be tested, serviced and repaired as
required as part of a preventative maintenance program. As indicated in Option No. 1, we recommend
that the owner should strongly consider replacement of the first floor boiler heating and air conditioning
systems in the near future.
Heating for the second floor shall be provided by a new high efficiency hot water boiler. The boiler shall
be installed in the basement and piping shall be routed to the Second floor air handling unit. New
insulated hot water piping, boiler breeching, condensate drain piping and boiler exhaust flue gas and
combustion air intake venting shall be provided as part of the new boiler system installation. Air
conditioning and ventilation shall be provided by a new split system, AC air conditioning unit equipped
with supply fan, DX cooling coil, hot water heating coil, filters and controls. A new outdoor grade
mounted condensing unit shall be installed and piped with insulated refrigeration piping to the indoor
unit, which shall be located in the Attic. New insulated galvanized sheetmetal supply, return and
outdoor ventilation ductwork shall be provided for the air handling unit. New supply and return
ductwork shall be routed from the Attic air handling unit to the second floor areas. Outdoor air
ductwork shall be routed from the air handling unit to the exterior of the building.
New exhaust air fan and ductwork shall be provided for the second floor toilet room.
A new electronic programmable thermostat controls shall be provided for the HVAC system.
Smith Charities, Northampton, MA MEP System Study
Garcia, Galuska & DeSousa, Inc. Page - 10
III. PLUMBING EXISTING CONDITIONS AND RECOMMENDATIONS
Water Systems:
The main domestic water service is located in the Basement Mechanical Room. The service includes a
utility water meter. Domestic water piping is a combination of copper tubing and brass piping. Shutoff
valves are antiquated. The domestic water piping is not insulated.
There does not appear to be a domestic water heater in the building.
Gas:
The building is served by natural gas. Gas service appears to be 1-inch in size. Gas piping is black steel
pipe with threaded joints. The natural gas supplies the existing heating boiler.
Drainage Systems:
Cast iron is used for sanitary and storm drainage. Cast iron is hub and spigot with lead and oakum.
Where visible, the cast iron pipe appears to be in poor condition. Smaller pipe sizes appear to be copper
or brass piping.
Fixtures:
The building plumbing fixtures consists of a floor mounted two-piece toilet located in the toilet room,
and a porcelain wall mounted hand washing and a porcelain wall mounted tub sink in the Wash room
located on the first floor.
There is a wall mounted shallow tub porcelain sink in the basement that appears to be in poor condition.
There is an old toilet fixture and sink fixture located on the second floor which have been disconnected
from the plumbing piping distribution system.
Smith Charities, Northampton, MA MEP System Study
Garcia, Galuska & DeSousa, Inc. Page - 11
Basement City Water Piping Attic – Plumbing Vents
Basement - Gas line
First Floor Wash room Sinks First Floor Toilet
Basement Sink
Smith Charities, Northampton, MA MEP System Study
Garcia, Galuska & DeSousa, Inc. Page - 12
Second Floor – Toilet Second Floor Toilet Tank
Second Floor Handwash Sink Second Floor Handwash Sink Piping
Smith Charities, Northampton, MA MEP System Study
Garcia, Galuska & DeSousa, Inc. Page - 13
Plumbing System Recommendations:
Existing plumbing fixtures are in poor condition. Provide new, accessible, high efficiency plumbing
fixtures. Provide dedicated men’s and women’s toilet rooms. Provide new drinking fountain and mop
receptor to meet current code.
Provide new sanitary, waste and vent piping throughout the building.
Existing domestic water piping is in poor condition. Shutoff valves are antiquated. Provide new
domestic water distribution piping. Insulate all domestic water piping.
Domestic hot water heater can be provided with point of use instantaneous electric water heaters.
Upgrade natural gas service piping for new high efficiency heating boiler.
Smith Charities, Northampton, MA MEP System Study
Garcia, Galuska & DeSousa, Inc. Page - 14
IV. FIRE PROTECTION EXISTING CONDITIONS AND RECOMMENDATIONS
Existing Conditions:
The building is not equipped with a fire protection sprinkler system.
In general, Massachusetts General Law M.G.L. c.148, s.26G requires that any existing building over 7,500
square feet that undergoes major alterations, or building addition, must be sprinklered. Examples of
major alterations are demolition or reconstruction of existing ceilings or installation of suspended
ceilings; removal of sub flooring; demolition and/or reconstruction of walls, doors, or stairways; or
removal or relocation of a significant portion of the building’s mechanical or electrical systems.
Alterations are considered major when such work affects 33% or more of the building area or when total
work (excluding sprinkler installation) is equal to 33% or more of the assessed value of the building.
As the building has a total of 6,000 square feet, including the Basement and Attic, should the use remain
as is we do not believe the building would require an automatic sprinkler system.
If the proposed project scope exceeds these thresholds then the existing building, and its additions if
applicable, will require installation of an automatic sprinkler system. The scope of work should be
reviewed with the Authority Having Jurisdiction.
Smith Charities, Northampton, MA MEP System Study
Garcia, Galuska & DeSousa, Inc. Page - 15
V. ELECTRICAL SYSTEM EXISTING CONDITIONS AND RECOMMENDATIONS
Existing Conditions:
The building is served by a 100 Amp, 120/208 Volt, 3 Phase, 4 Wire electrical service, which is fed
overhead from Main street utility pole. The main electrical service panel is rated at 100 Amp, is
manufactured by General Electric. The electrical service switch and panels appear to be in fair
condition. The Electrical service meter and distribution panel are located in the basement.
Electrical Service Basement - Electrical Meter and Panels
Currently only the first floor and basement are provided with permanent electrical power and lighting
service. The majority of basement lighting fixtures were not equipped with bulbs and the much of the
wiring in the basement appeared to be in poor condition. In addition, electrical wiring was not properly
supported in several areas of the basement.
Basement –Telephone Demarcation Basement Conduit Wiring and Lighting
Smith Charities, Northampton, MA MEP System Study
Garcia, Galuska & DeSousa, Inc. Page - 16
The first floor Front Office and Hatfield Meeting room are primarily lighted by rows of fluorescent
lighting controlled by wall switches. The first floor Front Office areas do not appear to have sufficient
quantity of power receptacles; as extension cords and power strips are utilized, this is considered a
safety hazard.
First Floor Front Office Receptacle First Floor Front Office Lighting
The second floor does not have any lighting and is only equipped with one dual outlet wall mounted
receptacle that is connected to a Timer switch via wiring in wire mold. The timer switch was
manufactured by InterMatic, and is wired through a window on the second floor to serve exterior
lighting. GFCI protection is non-compliant throughout the building.
Smith Charities, Northampton, MA MEP System Study
Garcia, Galuska & DeSousa, Inc. Page - 17
Second Floor Power Switch, Wiring and Receptacle.
Emergency lighting and exit signs are lacking and not code compliant.
Recommendations:
A new 400 ampere 120/208V, 3 phase, 4 wire service with sub-panels to serve general purpose power,
mechanical equipment and lighting. The equipment should be installed in a dedicated electrical closet
and in compliance with the current NEC.
Receptacles should be added throughout to accommodate today’s technology requirements as well as
other general purpose needs.
Lighting should be upgraded to energy efficient LED type fixtures to improve overall maintenance needs
and increase energy efficiency at the same time recognizing that fixtures are required to maintain the
architectural aesthetic where required.
Automatic lighting controls should be added such as occupancy sensors and dimming photosensors.
A new fire alarm system should be provided that meets code.
Emergency lighting and exit signs should be upgraded to comply with code.
RECOMMENDED MAINTENANCE
The following or recommendations for preventative maintenance for the existing building MEP systems.
HVA: Low Pressure Steam Boiler: Clean breeching and boiler burner annually. Test thermostat
controls. Inspect and test low pressure steam traps to ensure they are functioning properly.
Air Conditioner: Test refrigerant charge, and recharge if necessary. Test thermostat operation. Change
filters quarterly. Inspect air duct systems and clean if required.
Plumbing: The installed plumbing systems do not require regular maintenance. Plumbing fixtures
should be used on a regular basis to ensure traps are primed.
Fire Protection: Not Applicable, since the building does not contain an automatic fire suppression
system.
Electrical: In general, the installed electrical systems do not require regularly scheduled maintenance.
January 4, 2018
Smith Charities | Northampton, MA
Existing Conditions – Architecture
Smith Charities is a 2 story brownstone structure constructed in 1865 in the Renaissance Revival style.
Each floor is 1,563 gsf. Presently the first floor is actively used to manage the operations of Smith
Charities. The first floor is heated and cooled. The second floor remains in its original state as designed
in the 1860’s with painted rough‐hewn lumber flooring, plaster walls and original woodwork. With only
minimal active use and heating, the second floor is showing signs of deterioration particularly in the
plaster walls and ceiling. The second floor lacks hot water piping, radiators, air conditioning and basic
electrical service. A single outlet is available in the front office
The basement is used for mechanical space and storage. The attic is unheated and unused.
The architectural survey is complement to the structural and mechanical report and focuses on interior
finish conditions of the first and second floor.
First Floor
Overall what can be seen of the first floor finishes are in excellent shape. The floor is carpeted and
updated ceiling finishes mask the original plaster so the base finishes are hard to access, but with
consistent heat and summer cooling, it is assumed that the finishes are in better shape than at the
second floor.
Modifications to the front office and rear meeting room have detracted from some of the original period
design of woodwork and ceiling finish, but the current casework and finishes are highly functional.
A modification of the stairwell to accommodate an interior vestibule and support an added aid handling
unit has detracted from the original design and impacts the cohesion of the building.
Restroom fixtures are dated and should be accessed for replacement of fixtures and finishes. Restroom
spaces are highly constrained and could be expanded to improve use.
Both floors show high quality replacement windows have been installed and are in good working order.
While not identical to the original design, the windows are successful historic replacements. They are
aluminum clad with wood interior. Many wood sills in the building, particularly at the second floor,
show signs of water damage and need for replacement or reconditioning.
MEETING ROOM (1st Floor) – a regularly heated space
● Plaster in good shape. Paint is in good shape. Wood
sills in good shape.
● Ceiling has been covered in a suspended acoustic tile
just above top of arched windows.
● Wall to wall carpeting – very nice and period
appropriate.
● 4‐1/2” chair rail that is unique to this room.
● Fluorescent fixtures feel highly inappropriate to
period of building. Ideally restore ceiling – add
acoustic panels to ceiling or wall – add drop pendant
fixture.
TRANSACTION ROOM/FRONT OFFICE
● Plaster in good shape.
● Ceiling 1” applied acoustic tile (mastic suspect for
ACM)
● Carpet – wall to wall.
● 70’s era linear fluorescent fixtures . Old – look like a
submarine.
● Unique radiators below windows, boxed with gates.
● Woodwork in good shape
● Unique mid‐century counter (looks more 50’s)
industrial – in good shape.
FIRST FLOOR WC
● No sink, just toilet. None are accessible.
● Furred out Masonite wall board 3/4” off wall – up to
4’.
● Original linoleum tile floor.
● Glass half light door.
● Plumbing fixtures not to current code.
Damaged ceiling conditions
FIRST FLOOR SINK ROOM
● Hand sink (original) porcelain and deep wall (utility)
sink.
● Wood paneling finish. 30”x55” dimensions.
SAFE ROOM
Not inspected.
STAIRWELL
● East wall bows out at bottom of floor line slightly –
has caused horizontal plaster crack. Other plaster
cracks are relatively minor and repairable.
● Paint peeling under window is evidence of lack of
heat and moisture. Need scraping and repainting
along all exterior walls.
● Window sill typical.
● Back hall at first floor level has been modified. An
angled wall and ceiling support and add air
conditioner that must condition front office.
● Ductwork runs above doors to North wall. Piping runs
up West wall to unit from basement.
● Ceiling gas fixture line remains 1’ near is newish
electrical fixture – very basic globe would
recommend repainting.
● Ground floor hall West window sill in good shape.
Stairs to basement in good shape evidence of closed
cell spray foam air ceiling along back stair at framing
of window.
● Oak treads, banister and base are all in good
condition.
Second Floor
Overall this floor is in need of repair to plaster systems at wall
and ceiling. Damage is greater at second floor level because
of structural inadequacies and outward thrusting of walls at
attic line. Damage is also inevitable over time. Water related
damage shows a history of roof problems that seem to have
been addressed.
Typical second floor sill condition
FRONT ROOM
● Expansive front room has four (4) operable windows
(arched), three at front façade, one along east
façade. Two window locations are in‐filled with
masonry and plaster such that they do not appear on
the interior. One window was in‐filled with Masonite
but retains all of its wood trim work. It faces towards
the bank building to the west.
● Rough floor boards are exposed and painted.
Probably once carpeted wall to wall as was not
unused in the period.
● Bowing away of the east exterior wall (see structural
conditions report) has created vertical cracks in
plaster from floor to ceiling. Ceiling plaster cracks
follow lines from wall but also react to water damage
at four (4) locations. One at east wall, one at
northwest doorway, and two at south wall rear
windows. Significant peeling reveals historic damage
as a result of leaking of roof. Four (4) significant
cracks in plaster above south arched windows may
relate to stress from parapet or lack of rigidity in wall
face due to a size of window openings.
● Crown molding is plaster and with continuous cracks
through molding. There are substantial cross and
running cracks but is possible to repair. Damage is
worst in northeast corner where some corner
separation is evident. Cracking radiates away from
arched window on east wall as a result of wall
displacement away from floor joists.
● All windows have been replaced in the early 1990s.
Aluminum exterior and wood interior of replacement
windows is in very good condition.
● Woodwork is remarkable. It appears to be a natural
oak that has colored with age. The wall base is 14 ½”
high. The wood casings are roughly 8” wide. All wood
sills have suffered from sun exposure and moisture.
The sills were not replaced when windows were
replaced. Most are in poor condition and in need of
refinishing or replacements.
● Jambs and casings are in very good condition.
Damaged wood base, second floor rear
Existing bathroom, second floor.
MIDDLE OFFICE
● Floors – Same
● West wall – no cracks
● North wall – five (5) cracks
● East wall (window) ‐Shows similar high cracks where
top of wall has bowed away. Crack to the sill – also in
need of repainting or sanding and refinishing.
● Woodwork ‐ Same
BACK OFFICE
● Floors – Same
● Significant plaster damage at rear chimney at wall
and ceiling. Similar corner crack as wall moves away –
greatest at ceiling – reaches to floor. Will need
significant replacement of plaster ceiling 8’ away
from east wall. Corner crack in Northwest corner as
well – (exterior wall). Wall cracking otherwise typical
– not as severe. Ceiling otherwise typical
● Window sills – same (dried)
● Woodwork ‐ At base (base wall) of chimney the 14‐
15” wood base has separated with 1” crack around
chimney. Needs repair.
HALLWAY
● Substantial peeling at ceiling near water closet.
Shows water damage over 5’x12’ area. West wall not
pulling away – no significant plaster wall cracking –
some off arch of west window is infilled with
Masonite could be opened for light.
WATER CLOSET
● Undersized
● Plaster condition is excellent
● Woodwork okay but would require refinishing if
retained.
● Porcelain toilet “historic” and undersized but intact.
Requires replacement.
● 12” stone surround on wood cabinet.
● Brass faucets
● Cedar wainscot in water closet stall area – dry but
good shape. No longer permitted for reasons of
hygiene.
Attic
Unfinished space, vacant. Exterior walls extend to roughly 3’
and support timber framing of roof.
No mechanical or electrical systems.
The attic is closed‐off at the second floor with a door.
Currently uninsulated, the attic could be insulated to reduce
building heat loss.
Basement
Unfinished basement is rough rubble walls to grade level at
about 5 feet and brick above. The basement has limited
power and lighting. A framed storage area at the south end
stores some belongings.
The center of the basement is completely filled with the
rubble and concrete base supporting the safe above. The
front (north) end of the basement holds additional storage
space. Brick arched doorways connect the front and back
sections of the basement on either side of the safe’s base.
A high utility sink and boiler are located against the east wall
of the basement, as are communications utilities. Hot water
piping circulates in the basement to the first floor radiators.
Piping is insulated with typical wrapped insulation that may
need to be tested for asbestos should the piping need to be
changed.
A bulkhead exits to the north but has been blocked off as a
security measure.
Exterior Walls
The Smith Charities building is a masonry bearing structure.
The original brownstone is worn in many locations such that
the assessment of conditions was supervised by John
Wathne, PE of Structures North Consulting. See SNC’s
existing conditions report and drawings for details.
Roof (Chimneys and Gutters)
The existing slate roof is in good condition and showing no
sign of leakage presently. The slate roof was repaired in 195
and 1992 with the ridge cap repaired in 1997. The roof
should be regularly inspected. Snow guards installed in 1991
are showing some galvanic action at seams.
Chimney masonry seems to be in good shape. Crickets were
not installed in previous repair phases. It would be our
recommendation that the next major re‐roofing project,
which may be 15 years away, take advantage of the
opportunity to install upslope crickets to reduce icing at
flashing of chimneys.
Gutters are in good condition. Downspouts show some
separation at joints that should be regularly inspected. The
northeast downspouts are clogged and causing overflow.
Again, this area as a whole in masonry and interior shows the
greatest overall damage. This could be a result of movement
of the east wall as a result of insufficient collar tie support,
but could also be secondarily impacted by the tree dropping
excess leaves into this gutter system.
1
Smith Charities Jones Whitsett Architects
Code Report April 29, 2018
Address: 51 Main Street, Northampton, MA
Assessment of Existing conditions and code issues regarding potential future
improvements.
Applicable Codes:
International Building Code, 2015
International Existing Building Code, 2015.
780 CMR: Massachusetts State Building Code (9th Edition)
521 CMR Rules & Regulations of the Architectural Access Board
248 CMR: Massachusetts Plumbing Code.
2015 International Fire Code, 2015
2015 Energy Conservation Code, 2015
Per the requirements of section 101.5.4 of the International Existing Building Code 2009 with
Massachusetts Amendments (780 CMR 107.6), the Owner’s intention to add to or change the building
must be investigated and evaluated by a licensed design professional in accordance with the provisions of
the code. “This evaluation may include, but is not limited to evaluation of gravity loads, lateral load
capacity, egress capacity, fire protection systems, fire resistive construction, interior environment,
hazardous materials, and energy conservation.” The historic nature of the building further obligates the
Owners to have a report developed by a Design Professional in keeping with the requirements of Ch. 12 of
the IEBC.
BUILDING DESCRIPTION
Building Area:
Area of Existing Basement: 1,563 gsf
Existing First Floor: 1,563 gsf
Existing Second Floor: 1,563 gsf
Total Area: 4,689 gsf
Existing and Future Possible Usage:
Currently the building is comprised of business offices (B) on the first floor and low hazard storage uses in
the basement and 2nd floor areas (S2).
Built in 1865, this Renaissance Revival style, 2 story brownstone “townhouse” has been in continuous use
for the function it was built for—as the offices for the Smith Charities, a nonprofit charitable organization
whose offices are not open to the public.
The current assessed value of the property is $ 423,310 for the land, and $ 173,890 for the building, for a
total of $ 597,200. These values are probably lower than the market value, but they are irrelevant due to
its nonprofit status, and lack of sales history or interest in potential sale. Its central downtown location in
Northampton makes it prime real estate, with great development potential, should such a direction be
undertaken.
2
Current Use Classification: B & S2
Proposed Use classification: B & S2
Office – B (Business) 1st & 2nd Floor
Ancillary Storage‐ S2‐ Basement & attic
Construction Type (Existing):
Type IIIB ‐ Noncombustible exterior walls; interior wood framing, unprotected (0 hour rating).
Height and Area Limitations:
The following table summarizes the allowable height and area requirements for the using the classification
of Business B.
Code Reference Height Area/ per floor
Table 503 3 ST 19,000 sf
Required Fire Resistance Ratings & Separation: Based on IIIB construction
Table 601
Building Element Fire Resistance Ratings
(Hrs)
Openings (Hrs)
Primary Structural Frame 0 ‐
Exterior Bearing Walls**see below 2 ‐
Exterior Bearing wall, per Table 602, based on fire
sep. distance, which is 4.5’
1 Not permitted
(Table 705.8)*
Interior Bearing Walls 0 ‐
Floor Construction 0 ‐
Roof Construction 0 ‐
Separation Between Uses (if applicable) 1 45min
* Based on 9’‐0 distance to adjacent building
to the west. Fire sep. dist. = 4.5’
Classification of Work:
Currently there is no proposed change in use classification, or in occupancy, but the client wishes to
consider future use of the existing second floor, and to learn what must be done to legally allow for such
use.
Interior Finishes :Table 803.9 of the IBC.
Use Group: B Unprotected
Exit enclosures & passageways** B (due to note b. below)
Exit Access Corridors B
Rooms and Enclosed Spaces C
**2 exceptions:
a. Class C interior finish materials shall be permitted for wainscoting or paneling of not more
than 1,000 sf of applied surface area in the grade lobby, where applied direction to a
noncombustible base or over furring strips applied to a noncombustible base and fire blocked
as required by Section 803.1.1
3
b. In exit enclosures of building less than 3 stories above grade plane of other than group I‐3,
Class B interior finish for nonsprinklered buildings…..
Floor finishes: Exit enclosures, exit passageways and corridors shall not be less than Class II. In all areas,
floor covering material shall comply with the DOC FF‐1 “pill test”.
Means of Egress & Occupancy Loads:
Basement
Storage (300 gsf per person) Area Occupancy
Storage (basement only) 687 sf 2
Total Occupancy 2
Occupancy First Floor:
Business Occupancy (100 gsf per person) Area Occupancy
Gross floor area 1563 gsf 16**
Occupancy Second Floor:
Storage (300 gsf per person) Area Occupancy
Gross Floor area 1024 gsf 4
Second Floor Occupancy 4
Total Occupancy: 22 persons
Per IBC, Egress width requirements: = Occupant Load x .3 inch for stairs, and .2 inch per occupant for
other egress components, or not less than otherwise required. Thus, the required width for the stairs is
6.6”, which the current stairs more than adequately meet. Should the occupancy of the second floor
become B, then the Occupancy of that floor would be the same (or possibly less) as the first floor, or 16
persons. At that point, the width of 30” will also be adequate, despite being under current minimum
width of 36 inches, as specified in Section 1009.1, exception 1, for occupancy loads of less than 50.
IBC Table 1015.1: Spaces with one Exit or Exit Access Doorway
Occupancy B, Max. Occ. Load = 49.
This provision is very helpful in allowing use of the second floor without a second means of egress, as long
as that occupancy is less than (49 less 18=) 31.
IBC Section 1015: Exit Access Travel Distance, for use group B is 200’ in buildings without Sprinkler
systems, which is well met in this building.
IBC Section 1016: Corridors. While the fire‐resistance rating listed for B use, for occupant loads greater
than 30, is 1 hour, exception 4 applies: “A fire‐resistance rating is not required for corridors in an
occupancy in Group B which is a space requiring only a single means of egress complying with Section
1015.1.”
Table 1021.2 Stories with One Exit.
First story or basement: B Occupancy, allows 49 Occupants and 75 feet travel distance.
Second story: B: 29 Occupants and 75 feet travel distance.
4
IBC 1022.1 Enclosures required. Exit Enclosure: 1 hour. Exit enclosures shall lead directly to the exterior
of the building or shall be extended to the exterior of the building with an exit passageway conforming to
the requirements of Section 1023. An exit enclosure shall not be used for any purpose other than means
of egress.
[Does not conform to Exception 1: In all occupancies, …a stairway is not required to be enclosed
when the stairway serves an occupant load of less than 10 and the stairway is open to not more
than one story above its level of exit discharge. “
IBC 1026: Exterior Exit Ramps and Stairways: needs to have one open side, and does not have to be fire
separated from the interior of the building, per Exception 1.
IBC 1027: Exits shall discharge directly to the exterior of the building,…at grade… or provide direct access
to grade.
International Existing Building Code 2015
IEBC 2015 provides relief from many requirements of the IBC relative to changes that would likely impair
the historic character of the building in order to provide greater life safety. The following are directly
applicable to the conditions at SMITH CHARITIES.
REPAIR: The minimum changes required for the upkeep of the Smith Charities Building constitute REPAIR
within the IEBC definition. Work on nondamaged components in order to repair existing components shall
be considered part of the repair.
COMPLIANCE METHOD FOR WORK OTHER THAN REPAIR: Should the owner propose alterations of the
interiors and improvements to heating, plumbing and electrical systems the work would be conducted in
compliance with the Prescriptive Method in compliance with Ch. 4 of the 2015 IEBC. [Note: Compliance
method should be reviewed with the structural engineer and client once scope of structural repair needs
and owner intentions for alterations are more thoroughly understood.]
IEBC 402: Additions: Additions to any building or structure shall comply with the requirements of the
International Building Code for new construction.
IEBC 403.1: Alterations: Except as provided by Section 401.2 or this section, alterations to any building or
structure shall comply with the requirements of the International Building Code for new construction.
Alterations shall be such that the existing building or structure is no less conforming to the provisions of the
International Building Code than the existing building or structure was prior to the alteration.
Exceptions:
1. An existing stairway shall not be required to comply with the requirements of
The IBC where the existing space and construction does not allow a reduction in pitch or
slope.
2. Handrails otherwise required to comply with Section 1009.12 1011.11 of the
International Building Code shall not be required to comply with the requirements of
Section 1012.6 1014.6 of the International Building Code regarding full extension of
the handrails where such extensions would be hazardous due to plan configuration.
5
Accessibility in Historic Buildings (IEBC)
IEBC 410.9 Historic buildings.
These provisions shall apply to facilities designated as historic structures that undergo alterations or a
change of occupancy, unless technically infeasible. Where compliance with the requirements for
accessible routes, entrances or toilet rooms would threaten or destroy the historic significance of the
facility, as determined by the applicable governing authority, the alternative requirements of Sections
410.9.1 through 410.9.4 for that element shall be permitted.
IEBC 410.9.2 Multilevel buildings and facilities.
An accessible route from an accessible entrance to public spaces on the level of the accessible entrance
shall be provided.
IEBC 410.9.3 Entrances.
At least one main entrance shall be accessible.
Exceptions (may be relavent)
1. If a main entrance cannot be made accessible, an accessible nonpublic entrance
that is unlocked while the building is occupied shall be provided.
Fire Safety in Historic Buildings (IEBC)
IEBC 1203.3 Means of egress: Existing door openings and corridor and stairway widths less than those
specified elsewhere in this code may be approved, provided that, in the opinion of the code official, there
is sufficient width and height for a person to pass through the opening or traverse the means of egress.
IEBC 1203.5 Interior finishes: The existing finishes of walls and ceilings shall be accepted when it is
demonstrated that they are the historic finishes.
IEBC 1203.6 Stairway enclosure. In buildings of three stories or less, exit enclosure construction shall limit
the spread of smoke by the use of tight‐fitting doors and solid elements. Such elements are not required
to have a fire‐resistance rating.
IEBC 1203.7 One‐hour fire‐resistant assemblies. Where 1‐hour fire‐resistance‐rated construction is
required by these provisions, it need not be provided, regardless of construction or occupancy, where the
existing wall and ceiling finish is wood or metal lath and plaster.
IEBC 1203.9 Stairway railings. Grand stairways shall be accepted without complying with the handrail and
guard requirements. Existing handrails and guards at all stairways shall be permitted to remain, provided
they are not structurally dangerous.
IEBC 1203.11 Exit signs. Where exit sign or egress path marking location would damage the historic
character of the building, alternative exit signs are permitted with approval of the code official. Alternative
signs shall identify the exits and egress path.
Note, a fire alarm system is not required in a building of (B) use and fewer than 100 occupants.
6
MAAB & ADA Compliance
Massachusetts Architectural Access Board (MAAB)
The accessibility requirements of 521 CMR apply to an existing historic building, Per 780 CMR
Amendments. 521 CMR 11.1 states that “parts of a building where a service or product is offered to a
member of the public and into which members of the public may enter shall be compliant with 521 CMR.”
Thus, if the current office use continues, and is not open to the public, then accessibility is not required.
521 CMR states that if the work being performed over a 36 month period is greater than the 30% of the
full and fair cash value of the building, which would be $173,890 x .3 = $ 52,167, and is greater than
$100,000 in cost (not including mechanical, electrical, plumbing or, roof repair, window replacement,
repointing, masonry repair work, septic related, site utility, curb cuts or landscaping) than the entire
building must be brought into compliance. It can be assumed that much of the needed maintenance and
utility improvements fall into the excepted categories. It is possible that work needed to create a direct
exit to the exterior, on the west side or rear of the building, will be under the 30% limit.
It is also possible, under Section 5, to adjust the assessed value increased to reflect the “Full and Fair Cash
Value of the building,” either by raising the assessment to a 100% valuation, based on Mass. DOR’s
determination of Northampton’s assessment. This would raise the compliance threshold. Or, if the
assessed value is older than 3 years old, a request may be made to substitute an appraised value for the
assessed value, which would most likely be considerably higher.
If the work costs less than $ 100,000, then only the work performed is required to comply with CMR 521.
Section 3.9 HISTORIC BUILDINGS, allows for potential variances to full compliance, through consultation
with the Massachusetts Historical Commission. If a variance is requested, a statement from MHC is
required in support of the request of MAAB.
11.1 GENERAL
Commercial Buildings: the design of commercial buildings shall comply with 521 CMR. Commercial
buildings are public buildings as defined in 521 CMR and shall include….the part or parts of buildings
where a service or product is offered to the public and into which a member of the public may enter
including but not limited to: doctors’, dentists’, and counseling offices, etc etc none of which apply.” This
is the only use category that might apply to this building, so therefore it is not open to the public and does
NOT have to be brought up to the Access Board Regulations. Therefore, to utilize the second floor as
offices, those offices must not be open to the public, or fit the professional office definition which includes
visits from the public.
PLUMBING CODE COMPLIANCE
Plumbing Fixtures Required – Employee (Non‐Industrial):
Fixture Types Requirements Current Occupancy + future 2
nd fl. Fixtures Required
Toilets, Male 1 per 25 9 16 1
Urinals 33% of Toilets, Male NA
Toilets, Female 1 Per 20 9 16 1
Lavatories (each
sex)
1 Per 50 9 16 1 Each
Drinking Fountain 1 Per Floor 1 Floor 1
Service Sink 1 Per Floor 1 Floor 1
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10.10 (i) Employee Toilet facilities for (Non‐Industrial) Establishments.
1. In each establishment where people are employed, there shall be separate toilet facilities for male
and female employees. The toilet facilities shall be located in the tenant establishment and shall be
plainly designated for male or female.
3. Gender neutral toilet facilities may be allowed if they meet the requirements of 248 CMR 10.10
(18) (m) and (r).
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ANCHORED SUSPENSION CABLE METAL FRAMED OVERHANG PAINTED HM RAIL & STAIRPROJECT:DATE:DRAWN BY:308 Main Street Greenfield, MA 01301 T. 413.773.5551 F. 413.773.5552 office@joneswhitsett.com CONSULTANTS:SCALE:1/8" = 1'-0"A2021728SMITH CHARITIES BUILDING ASSESSMENT STUDY 04/12/18EXTERIOR ELEVATIONS -PROPOSED Author
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52 Main Street 03/20/18
Northampton, MA 01060
Renaissance Builders
Extended
Part# Description Unit Quantity Cost Ext. Cost Ext. Price
1000 GEN COND
1020 Permit Dollar 3,500.00 $1.00 $3,500.00 $4,042.50
1041 Shop Drawings Hour 10.00 $85.00 $850.00 $981.75
1310 Project Management Hour 50.00 $85.00 $4,250.00 $4,908.75
1311 Job Site Supervision Hour 50.00 $60.00 $3,000.00 $3,465.00
1521 Portable Toilet 1 month min Month 3.00 $130.00 $390.00 $450.45
1721 Labor To Move & Setup Staging & Equipment Hour 8.00 $60.00 $480.00 $554.40
1731 Debris Disposal Per Yard Yard 50.00 $50.00 $2,500.00 $2,887.50
1732 Job Site Clean Up Hour 20.00 $60.00 $1,200.00 $1,386.00
1733 Final Cleaning Each 4,500.00 $1.00 $4,500.00 $5,197.50
2255 Dust & Floor Protection Labor Hour 16.00 $60.00 $960.00 $1,108.80
2256 Floor & Dust Protection Materials SF 1,000.00 $0.50 $500.00 $613.59
1550 Equipment Rental- Temp Fence Dollar 500.00 $1.00 $500.00 $577.50
1569 80' Articulating Boom (1 month) Dollar 1.00 $4,500.00 $4,500.00 $5,197.50
1560 Fuel for lift Dollar 100.00 $4.00 $400.00 $462.00
1050 Traffic Control (4 hour min) Each 4.00 $167.00 $668.00 $771.54
1055 Parking Fees $ 7.50 per day per vehicle Each 120.00 $7.50 $900.00 $1,039.50
Bid Item Totals:$29,098.00 $33,644.28
2000 SITE & DEMO
2220 Exterior Demolition Window for new entrance Hour 8.00 $60.00 $480.00 $554.40
2254 Saws, Blades & Disposables Each 50.00 $5.00 $250.00 $306.80
2231 Saw cut new opening for door Dollar 2,500.00 $1.00 $2,500.00 $2,887.50
10% Overhead &
5% profit
Renaissance Builders Page 1 of 5 3/20/2018
Extended
Part# Description Unit Quantity Cost Ext. Cost Ext. Price
2225 Interior Demolition at back entry Hour 16.00 $60.00 $960.00 $1,108.80
2225 Interior Demolition 2nd flr ceiling Hour 16.00 $60.00 $960.00 $1,108.80
2225 Cutting and patching for MEP Hour 60.00 $60.00 $3,600.00 $4,158.00
2230 Tree Cutting Dollar 500.00 $1.00 $500.00 $577.50
2301 Excavation for Entry Foundation Dollar 4,500.00 $1.00 $4,500.00 $5,197.50
2701 Paving & Line Painting Dollar 4,500.00 $1.00 $4,500.00 $5,197.50
10004 Fence- Chain Link Dollar 1,500.00 $1.00 $1,500.00 $1,732.50
2229 Hazardous Material Removal -Boiler and piping /ACM Each 11,500.00 $1.00 $11,500.00 $13,282.50
Bid Item Totals:$31,250.00 $36,111.80
3000 CONCRETE
3301 Concrete Foundation Back Entry Each 5,100.00 $1.00 $5,100.00 $5,890.50
Bid Item Totals:$5,100.00 $5,890.50
4000 MASONRY
4400 Stone Work New Opening at Rear Each 3,500.00 $1.00 $3,500.00 $4,042.50
Bid Item Totals:$3,500.00 $4,042.50
5000 METALS
5700 Pipe Railing Installed New Entry Dollar 1,700.00 $1.00 $1,700.00 $1,963.50
Bid Item Totals:$1,700.00 $1,963.50
6000 WOOD & PLASTICS
6050 Fasteners and Anchors Dollar 1,500.00 $1.00 $1,500.00 $1,840.78
Labor Rough Carpentry
6000 Rough Carpentry New Back Door Hour 16.00 $60.00 $960.00 $1,108.80
6000 Rough Carpentry floor patching at first floor Hour 16.00 $60.00 $960.00 $1,108.80
Renaissance Builders Page 2 of 5 3/20/2018
Extended
Part# Description Unit Quantity Cost Ext. Cost Ext. Price
6000 Rough Carpentry Chases for MEP Hour 32.00 $60.00 $1,920.00 $2,217.60
6000 Rough Carpentry Roof Framing at new exterior stairs Hour 32.00 $60.00 $1,920.00 $2,217.60
6000 Rough Carpentry Mat Package Dollar 2,500.00 $1.00 $2,500.00 $2,887.50
Exterior Finish at new stairs and roof canopy
6700 Exterior Trim Labor Hour 40.00 $60.00 $2,400.00 $2,772.00
6701 Exterior Carpentry Mat Allowance Dollar 2,000.00 $1.00 $2,000.00 $2,454.38
Interior Carpentry
6200 Finish Carpentry labor Hour 60.00 $60.00 $3,600.00 $4,158.00
6210 Finish Carpentry Mat. Package Dollar 1,500.00 $1.00 $1,500.00 $1,840.78
Bid Item Totals:$19,260.00 $22,606.24
7000 THERMAL & MOISTURE
Attic -Air Sealing and Insulation
7209 R-30 cellulose SF 1,500.00 $1.65 $2,475.00 $2,858.63
7220 Acoustical Sealant quart tubes Tubes 20.00 $13.50 $270.00 $331.35
7200 Install Insulation Hour 10.00 $60.00 $600.00 $693.00
7221 Spray foam insulation in Cans Each 10.00 $12.00 $120.00 $147.26
7200 Install Insulation Hour 10.00 $60.00 $600.00 $693.00
Roof At Rear Entrance
7317 Standing Seam Roofing Dollar 1,950.00 $1.00 $1,950.00 $2,393.02
Bid Item Totals:$6,015.00 $7,116.26
8000 DOORS & WINDOWS
8103 Exterior Door, No Hardware Each 1.00 $1,200.00 $1,200.00 $1,472.63
8101 Labor to Install Exterior Door Hour 10.00 $60.00 $600.00 $693.00
8203 Interior Door Package Dollars 300.00 $1.00 $300.00 $368.16
8200 Labor Hang Interior Doors Hour 4.00 $60.00 $240.00 $277.20
Renaissance Builders Page 3 of 5 3/20/2018
Extended
Part# Description Unit Quantity Cost Ext. Cost Ext. Price
8202 Door Hardware Package Each 1,000.00 $1.00 $1,000.00 $1,227.19
8705 Install door hardware Hour 8.00 $60.00 $480.00 $554.40
Bid Item Totals:$3,820.00 $4,592.58
9000 FINISHES
9200 Plaster patching and new work Dollar 12,975.00 $1.00 $12,975.00 $14,986.13
9300 Ceramic Tile Per SF includes wall prep SF 120.00 $20.00 $2,400.00 $2,772.00
9655 Install Ultraply subfloor per square foot SF 1,500.00 $1.50 $2,250.00 $2,598.75
9655 Ultraply subfloor per square foot SF 1,500.00 $1.00 $1,500.00 $1,732.50
9680 Carpet Per SQYD SQYD 183.00 $37.00 $6,771.00 $7,820.51
9680 Install Carpet Per SQYD SQYD 183.00 $8.00 $1,464.00 $1,690.92
9919 Interior Painting Dollar 7,500.00 $1.00 $7,500.00 $8,662.50
9929 Exterior Painting Back Entry Dollar 1,200.00 $1.00 $1,200.00 $1,386.00
Bid Item Totals:$36,060.00 $41,649.31
10000 SPECIALTIES
1807 Bathroom Accessories Allowance Dollar 250.00 $1.00 $250.00 $306.80
1810 Labor to install bath accessories Hour 3.00 $60.00 $180.00 $207.90
Bid Item Totals:$430.00 $514.70
15000 MECHANICAL
1572
HVAC Heat and AC Second Floor with Fresh air make
up. Coil tied to boiler. Includes bath fans. Dollar 40,000.00 $1.00 $40,000.00 $46,200.00
1572
HVAC First Floor upgrade existing AC with Fresh air
make up. Coil tied to boiler. Includes bath fans. Dollar 25,000.00 $1.00 $25,000.00 $28,875.00
Renaissance Builders Page 4 of 5 3/20/2018
Extended
Part# Description Unit Quantity Cost Ext. Cost Ext. Price
1571 HVAC Boiler Dollar 15,000.00 $1.00 $15,000.00 $17,325.00
1541
Plumbing- both bathrooms, update all piping w/no
change in location, add water heater. Dollars 23,500.00 $1.00 $23,500.00 $27,142.50
Bid Item Totals:$103,500.00 $119,542.50
16000 ELECTRICAL
1601 Electrical Second Floor and Stairwell Dollar 11,000.00 $1.00 $11,000.00 $12,705.00
1601
Electrical Service Work- Does not include fees from
National Grid if any Dollar 12,500.00 $1.00 $12,500.00 $14,437.50
16 Electrical Fixture Allowance Dollar 2,500.00 $1.00 $2,500.00 $3,067.97
1602 Alarm System- Fire only - no Security Dollar 4,500.00 $1.00 $4,500.00 $5,197.50
Bid Item Totals:$30,500.00 $35,407.97
Totals:$270,233.00 $313,082.14
$6,300.00
$319,382.14
15% Contingency $49,907.00
Grand Totals:$369,289.14
Bonding if Required = 2%:
Total with Bonding:
Renaissance Builders Page 5 of 5 3/20/2018
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T. 413.773.5551 | F. 413.773.5552 | E. office@joneswhitsett.com | WWW.JONESWHITSETT.COM
MARGO JONES
FAIA, LEED AP, NCARB
PRINCIPAL ARCHITECT
Education
M.I.T. School of Architecture, M. Arch., 1976.
University of Chicago, B.A. Art History, 1971.
Lexington High School, Lexington, MA, diploma, 1967.
Work Experience
Jones Whitsett Architects, Greenfield, MA: Principal, 2014 - present.
Margo Jones Architects, Greenfield, MA: Principal, 1984 - 2014.
Pierre A. Belhumeur, AIA, Architects, Greenfield, MA: Associate, 1980 - 84.
Bednarski-Stein Architects, Inc., Greenfield, MA: Production Architect, 1978 - 80.
The Office of Frank Kennett Jr., North Conway, NH: Intern-architect, 1976 - 78.
Somerville Historic Commission, Somerville, MA, Summer 1975
M.I.T. Department of Architecture: teaching assistant, 1974 - 76.
Registration
Registered Architect, Connecticut, 1987.
Registered Architect, Vermont, 1984.
Registered Architect, Massachusetts, 1980.
NCARB Certificate, 1980.
Registered Architect, New Hampshire, 1979.
LEED AP, 2005.
Inducted Fellow, American Institute of Architects, 2016.
Selected Projects
Colegrove Park Elementary, North Adams, MA, 2016.
Bement School, Various Bldgs, Deerfield, MA, 2010 -2016.
Hoosac Valley Middle & High School, Cheshire, MA, 2012
Greenfield Upper Stories Redevelopment, Greenfield, MA, 2009.
Crocker Farm School Renovation, Amherst, MA, 2006.
UMass Amherst, Whitmore Renovations, 2005.
UMass Amherst, Bezanson Recital Hall Renovations, 2002.
Margo Jones has been practicing
architecture in the Pioneer Valley for the
last 33 years. She graduated from the
University of Chicago with a B.A. in Art
History and went on to receive her Masters
of Architecture from M.I.T.
She established her own firm in 1984. As
the sole proprietor, Margo has led the firm
in designing high quality public and private
projects. She became LEED accredited
in 2005 and strives to incorporate Green
features in her designs.
Margo is active in the profession of
architecture. She has been President of
the Western Massachusetts American
Institute of Architects chapter. She
was appointed member of the Mass.
Board of Architecture, and served in that
position for ten years (2005-2015). She
volunteered for National Architectural
Registration Boards (NCARB) for over ten
years, working on a variety of committees,
and serving as Director of Region 1 (New
England), as well as Secretary (2012-13),
Treasurer (2013-2014), and Second Vice
President (2014-2015) of the NCARB
Board, which included attending the
Union of International Architects meeting
in South Africa as one of the NCARB
representatives in 2013. She served on
three architecture school accreditation
teams in Maryland, Idaho, and California,
as appointed by the National Architectural
Accreditation Board (NAAB).
Margo was inducted into the American
Institute of Architects College of Fellows
in 2016.
T. 413.773.5551 | F. 413.773.5552 | E. office@joneswhitsett.com | WWW.JONESWHITSETT.COM
DORRIE BROOKS
AIA, NCARB
ASSOCIATE PRINCIPAL
Education
University of Massachusetts Amherst, Master of Architecture, 2011.
Brown University, Bachelor of Arts, Modern Culture & Media, 1989.
Work Experience
Jones Whitsett Architects, Greenfield, MA: 2014 - present.
Margo Jones Architects, Inc., Greenfield, MA: 2012 – 2014.
Center for Design Engagement, Amherst, MA: 2011-2012.
Monadnock Media, Inc., Sunderland, MA: Senior Producer, 2000-2008.
Shebang Media, Inc. Madison, WI: Producer, 1997-2000.
UW-Madison, Madison, WI: Instructional Designer, 1994-1997.
WNYC TV, New York, NY: Producer/Editor, 1992-1994.
Teaching
University of Massachusetts Amherst, Lecturer, 2011-2012.
University of Massachusetts Amherst, Teaching + Research Assistant, 2010.
Brown University, Teaching Assistant, 1988-1989.
Registration
Registered Architect, Massachusetts, 2015.
Awards
AIA Henry Adams Certificate of Merit, 2011.
Tau Sigma Delta Honor Society, 2011.
WMAIA Design Award, 2016.
Small Lots, Big Ideas Design Competiton. People’s Choice Award, 2012.
2010 Pioneer Valley Planning Commission - Smart Growth Ideas Competition,
2ND Place Winner, 2010.
2010 Western Massachusetts AIA - Scholarship Award, 2010.
National Media Literacy Council, Educator of the Year, 1998.
Selected Projects
Pine Cobble School, Campus Plan, 2017
Mt Greylock Athletic Facilities Feasibility Study, 2017
Templeton Elementary School, 2016 (Design Completion)
Colegrove Park Elementary, North Adams, MA, 2016
Plains Elementary, South Hadley, MA, 2015
Frost Building Renovations, Holyoke Community College, 2014
Dorrie Brooks, AIA became Associate
Principal for Jones Whitsett Architects in
2017. A graduate of Brown University’s
program in Modern Culture and Media in
1989, Dorrie created documentary video,
orientation theaters and museum exhibits
for 20 years before becoming a licensed
architect.
In 2011 she graduated from UMass
Amherst Program in Architecture where
she won the AIA Henry Adams certificate
and became a member of the Tau Sigma
Delta honor society. She worked for the
Center for Design Engagement prior to
joining Jones Whitsett Architects. She has
also served as a research associate for the
UMass Architecture Program in Historic
Preservation, and lecturer in the UMass
Amherst undergraduate architecture
program.
Dorrie champions civic engagement and
communications on our projects, and leads
several on-going education, renovation
and residential projects.
Garcia, Galuska & DeSousa, Inc.
ELECTRICAL, TECHNOLOGY, COMMUNICATIONS & SECURITY SYSTEMS CONSULTANT
Garcia, Galuska & DeSousa, Inc.
3 7 0 F a u n c e C o r n e r R o a d , D a r t m o u t h , M A 0 2 7 4 7
P h o n e : 5 0 8 -998-5700 F a x : 5 0 8 -998-0883
d a v i d _ p e r e i r a @g-g -d . c o m
David M. Pereira, P.E., Principal
EDUCATION:
Bachelor of Science UMass Dartmouth North Dartmouth, MA
Electrical Engineering, 2008
PROFESSIONAL REGISTRATIONS:
Massachusetts Reg. #49310 Rhode Island Reg. #11193 Connecticut Reg. #0031209 NCEES (National) Reg. #54145
PROFESSIONAL AFFILIATIONS:
IEEE – Member# 41497744 Institute of Electrical and Electronics Engineers September 2002 to present
Mr. Pereira is a principal with Garcia, Galuska and DeSousa, Consulting Engineers, Inc. As a Principal, he is actively involved in all aspects of a project's development from marketing and contract negotiation, to document preparation, bidding, and construction administration.
Mr. Pereira has over 19 years of experience in electrical engineering, electrical site utilities including power distribution, 15kV power distribution, grid-tied renewable energy (photovoltaic and wind) and the design of building electrical, technology, and security systems. Technology systems experience includes design of fiber optic backbones, station cabling, electronic switching components for LAN’s such as routers, Ethernet switches, PBX, Voice-Over-IP (VOIP) and Centrex voice systems, media retrieval and sound/clock systems. Security systems experience includes stand-alone intrusion, CCTV, and access control to complete integrated electronic security systems. Mr. Pereira is thoroughly experienced with
public bidding procedure in the State of Massachusetts.
PROFESSIONAL EXPERIENCE:
Garcia, Galuska and DeSousa, Inc.
Dartmouth, Massachusetts
Principal
June, 2011 to Present
Assistant Department Head 2008 to June 2011
Electrical Engineer December 1998 to 2008
Garcia, Galuska & DeSousa, Inc.
MECHANICAL/ HVAC SYSTEMS CONSULTANT
Garcia, Galuska & DeSousa, Inc.
3 7 0 F a u n c e C o r n e r R o a d , D a r t m o u t h , M A 0 2 7 4 7
P h o n e : 5 0 8 -998-5 7 0 0 F a x : 5 0 8 -998-0883
d o m _ p u n i e l l o @ g -g -d . c o m
Dominick B. Puniello, P.E.
CEM, LEED AP
Principal
EDUCATION:
Bachelor of Science Roger William University, Bristol, RI
Mechanical & Electrical Engineering, 1996
PROFESSIONAL REGISTRATIONS:
Massachusetts Reg. #48326 Rhode Island Reg. #7868 Connecticut Reg. #27553 Maine Reg. #12163 New Hampshire Reg. #12936 Michigan Reg. #6201062408
CERTIFICATIONS:
U.S. Green Building Council
LEED Accredited Professional Since 2002
Certified Energy Manager by the Association of Energy Engineers
Mr. Puniello is a principal with Garcia, Galuska & DeSousa, Inc. and directs the Mechanical Department. He brings over 20 years of HVAC engineering and design experience to the project and provides supervision and direction of conceptual system selection and development, as well as computer analysis, studies and
construction administration. Mr. Puniello is a former faculty member of Boston Architectural Center lecturing on
HVAC engineering and design.
PROFESSIONAL EXPERIENCE :
Garcia, Galuska and DeSousa, Inc. Dartmouth, Massachusetts
Principal, Mechanical Department Head, Senior Engineer August 2008 to Present
Robert W. Sullivan, Inc. Boston, Massachusetts
Associate, HVAC Engineer 2004-2008
BR+A Consulting Engineers, LLC Watertown, Massachusetts
HVAC Project Engineer 1997 to 2004
PROFESSIONAL AFFILIATIONS:
American Society of Heating, Refrigerating and Air Conditioning Engineers (ASHRAE)
Association of Energy Engineers (AEE)
American Society of Mechanical Engineers (ASME)
Association of Energy Engineers (AEE)
Garcia, Galuska & DeSousa, Inc.
CIVIL, PLUMBING & FIRE PROTECTION CONSULTANT
Garcia, Galuska & DeSousa, Inc.
3 7 0 F a u n c e C o r n e r R o a d , D a r t m o u t h , M A 0 2 7 4 7
P h o n e : 5 0 8 -9 9 8 -5 7 0 0 F a x : 5 0 8 -9 9 8 -0 8 8 3
c h r i s _ g a r c i a @ g -g -d . c o m
Christopher M. Garcia, P.E. Principal
EDUCATION:
Bachelor of Science UMass Dartmouth North Dartmouth, MA
Civil Engineering, 1995
PROFESSIONAL REGISTRATIONS:
Massachusetts Reg. # 45034
Rhode Island Reg. # 7924 Connecticut Reg. # 23883 New Hampshire Reg. # 11137 Maine Reg. # 10466 Vermont Reg. # 8294
CERTIFICATIONS:
Certified Fire Protection Specialist (CFPS)
MA Approved Soil Evaluator
MA Approved Title V System Inspector
AWARDS/RECOGNITION:
April 2008 ACEC/MA Engineering Gold Award
Achievement of Professional Design Excellence
Mr. Garcia brings over 22 years of Plumbing, Fire
Protection, and Civil engineering and design experience to the project. He is responsible for supervision of design and development of all GGD Civil, Plumbing and Fire Protection projects as well as the day-to-day supervision of his team.
PROFESSIONAL EXPERIENCE:
Garcia, Galuska and DeSousa, Inc.
Dartmouth, Massachusetts
Civil / Plumbing /Fire Protection Department, Principal
August 2007 to Present
Civil/Plumbing/Fire Protection Dept. Head
2002 to August 2007
System Engineer
1997 to 2002
System Designer
1995 to 1997
PROFESSIONAL AFFILIATIONS:
American Society of Plumbing EngineersNational Fire Protection
Association Society of Fire Protection Engineers
American
National Fire Protection Association
Abbreviated Qualifications
John M Wathne, PE
President, Principal Structural Engineer
EDUCATION
BS, Civil Engineering
Lehigh University,
Bethlehem, PA
REGISTRATIONS
Connecticut
Maine
Massachusetts
New Hampshire
Rhode Island
AFFLIATIONS
American Society of
Testing and Materials,
Committee C12.03.3, Chair
Association for
Preservation Technology
Preservation
Massachusetts
Boston Preservation
Alliance
Historic Salem Inc, 55 year
old arch. pres. society,
President ‘95-‘97
American Railway
Engineering Association,
Code Advisory Comm. #12
’95-‘97
Marblehead Arts
Association- Juried Artist
Member
Newburyport Arts
Association- Artist Member
PROFILE (Heading A)
Mr. Wathne has a wide range of structural analysis and design
experience related to historic building restoration and renovation, and
considerable bridge experience. He has experience in nearly all types
of existing structures with an emphasis on construction built before or
during the nineteenth century. He has hands-on experience with
masonry restoration and post and beam timber framing and
significant inspection, analysis, and design experience with concrete,
terra-cotta, brick, stone, timber, and iron and early low carbon steel
structures in archaic as well as modern-day applications. He is
experienced in the restoration and repair of totally preserved
structures as well as the adaptive re-use of partially preserved and
abandoned structures.
Mr. Wathne is an expert in the evaluation of historic masonry and the
design and specification of mortars for historic structures. He is the
chair of American Society of Testing and Materials (ASTM) Task
Group C12.03.03 that has nearly completed development of ASTM’s
new “Standard Specification for Mortars for Existing Masonry”.
He is also a pioneer in the development of thermal prestressing for the
reinforcement of existing steel structures under load (Modern Steel
Construction, Feb. 1996), and has recently completed and presented
his research on the subject of historical physical property test data for
Natural Cement (April 1, 2005, Rosendale, NY) at the first North
American Natural Cement Conference.
PROJECT EXPERIENCE
Saint Marie’s Church, Manchester, NH
Investigation, analysis and restoration of gothic revival tower
masonry following delamination and partial collapse of its external
brick wythe. Work included reconstruction of external wythe (as an
adapted wept cavity veneer where appropriate), flashing repairs, and
pinning and restoration of marble trim.
Saint Mary’s Church, Newport, RI
Historic masonry restoration of an historic Portland brownstone
church which was the site of John F. Kennedy’s wedding. Project
included excavation and reconstruction of shifted buttresses and
projecting tower masonry elements, restoration and lime grout
injection of brick and stone “back-up”, Cintec pinning, and installation
of internal, temperature-compensating galvanized steel post-
tensioning frames to counter unresolved horizontal thrusts within
flared portion of tower.
STEPHEN J. GREENWALD
P. O. Box 272 – Turners Falls, MA 01376 – 413-863-8316
stephen@renbuild.net
Founder, President & Owner of Renaissance Builders, Gill, MA
Chief Estimator & Project Manager
Stephen Greenwald is an experienced construction professional who has demonstrated
the ability to lead diverse groups of people to produce high quality projects, on budget
and on time. He has a strong grasp of technical issues, refined problem solving ability
and a wide range of experience in a variety of construction projects, including
commercial, industrial, publicly funded and residential. Since founding the company in
1976 Stephen has been responsible for strategic planning, business development, policy
establishment, sales and project management.
SELECTED HISTORICAL PROJECTS
BANK ROW Greenfield, MA
Fast track, complete interior & partial exterior renovations to the Allen Block, at 1-5 Bank Row
in Greenfield, MA; and to the Pond/Siano Block, at 21-23 and 25-27 Bank Row. Scope included
consultation and planning with engineers and architect for basement excavation and shoring of 3-
story masonry building and energy up grades. This project received 2 awards for historic
preservation in 2012: one from Preservation Massachusetts and one from The Massachusetts
Historical Commission. Ongoing maintenance projects.
AMERICAN HOUSE Turners Falls, MA
Historic Preservation Porch Renovation, rebuild of two story porch in downtown Turners
Falls per Montague Historical Commission for Port Harbor Construction, Inc.
HAMPSHIRE COUNTY COURT HOUSE Northampton, MA
Historic Preservation of Entrance and Stairs at Gothic St. for HCOG.
THE BLUE HERON RESTAURANT Sunderland, MA
Renovation of the historic former town hall into 2-story restaurant complete with bar, lounge,
grand dining & private dining room; ongoing maintenance projects.
LICENSES, MEMBERSHIPS AND CERTIFICATIONS
Construction Supervisor’s License #013302, exp. 08/17/2019
Home Improvement Contractor’s License #106490, exp. 07/23/2018
Member, Home Builders Association of Western Mass. since 1995
DCAM certified since 1999
Certified General Remodeler (NAHB)
Certified Green Professional (NAHB)
OSHA10 Certification
EPA and HUD Certified MR Lead-Safe Renovator
EPSILON ASSOCIATES INC.
Resume/Kelleher 978-897-7100
Douglas J. Kelleher
Principal /
Historic Preservation Specialist
Mr. Kelleher has more than 25 years of professional experience in
historic preservation planning, cultural resource management,
historic tax credits and architectural design review. He assists
clients with strategic consulting for compliance with local, state,
and federal historic preservation regulations. Mr. Kelleher
provides assistance to clients in meeting regulatory requirements
through consultation with state and federal agencies and the
preparation of environmental impact assessments and
documentation, and Chapter 254, Section 106, and Section 4(f)
evaluations.
Mr. Kelleher has an expertise in state and federal historic
rehabilitation tax credits. He provides guidance to developers and
architects on the appropriate adaptive reuse and redevelopment
of historic buildings in order to comply with the Secretary of the
Interior’s Standards for the Treatment of Historic Properties. His
background meets the Secretary of the Interior’s Qualifications as
a Historic Preservation Consultant and his previous experience
includes nearly six years as a Preservation Planner with the
Massachusetts Historical Commission.
SELECT LIST OF HISTORIC REHABILITATION TAX CREDIT PROJECTS
Franklin Savings Bank, Greenfield, MA. Provided strategic and
technical oversight of the preparation of State and Federal
Historic Tax Credit applications for the conversion of the
former bank building to a restaurant and art gallery. A
significant component of the project involved the restoration
of a massive skylight within the building’s main banking hall
which had been covered for nearly forty years.
Salem Jail Complex, Salem, MA. Project Manager for the
preparation of State and Federal Historic Tax Credit
Applications for the redevelopment of an 1813 granite block
Jail and an associated 1813 Federal style, brick, Jail Keeper’s
house. The project involves converting the vacant and
deteriorated jail buildings to residential and restaurant uses.
The project received awards from the MHC, AIA New England,
National Housing & Rehabilitation Association, and Historic
Salem, Inc.
EDUCATION
Certificate, “Development Permitting in
Boston,” Massachusetts Continuing Legal
Education
Certificate, “Green Strategies for Historic
Buildings,” National Preservation
Institute (NPI)
Certificate “Sec. of the Interior’s
Standards for the Rehabilitation of
Historic Properties,” NPI
Certificate “Issues in Federal Cultural
Resource Compliance,” NPI, Alexandria,
VA
B.S., Historic Preservation Planning,
Roger Williams College
London Preservation Studies Program,
Roger Williams College
PROFESSIONAL MEMBERSHIPS
Board of Directors, Preservation
Massachusetts
Salem Historical Commission, past
member
National Trust for Historic Preservation
Essex National Heritage Commission
Boston Preservation Alliance
Historic New England
Historic Salem, Inc.
Boston Athenaeum
Historic Boston, Inc.
DOUGLAS J. KELLEHER PAGE 2 OF 3
EPSILON ASSOCIATES INC.
Resume/Kelleher 978-897-7100
L.H. Hamel Leather Company complex, Haverhill, MA. Project
Manager responsible for the preparation of State and Federal
Historic Tax Credit applications for the $70 million adaptive
reuse of four early 20th century former shoe manufacturing mill
buildings
DOUGLAS J. KELLEHER PAGE 3 OF 3
EPSILON ASSOCIATES INC.
Resume/Kelleher 978-897-7100
to residential uses; securing over $24 million in historic tax credits.
Responsibilities also included the oversight of a National Register of Historic
Places nomination for the mill complex. The project received a Preservation
Award from the MHC.
Central Grammar Apartments, Gloucester, MA. Project Manager for the
preparation of State and Federal Historic Tax Credit Applications for the
substantial rehabilitation of an 1889/1922 former grammar school building for
80 units of the affordable elderly housing. The project included masonry
repairs, mechanical system upgrades and the installation of historically
appropriate replacement windows.
George Arms Block, Greenfield, MA. Provided strategic and technical oversight
in the preparation of State and Federal Historic Tax Credit applications for the
1876 Arms Block, a brick commercial building that will continues to house
retail establishments on its ground floor and office tenants on its second and
third floors, while introducing residential uses to the top fourth floor.
Stillings Building, Boston, MA. Project Manager responsible for preparing State
and Federal historic tax credit applications for the $26 million adaptive reuse
of a 1901 industrial warehouse in Boston’s Fort Point Channel district.
Responsibilities also included working closely with the project architect in
developing creative design solutions that retain the building’s character-
defining features while allowing the building to function as a modern hotel.
ADDITIONAL HISTORIC REHABILITATION TAX CREDIT PROJECTS INCLUDE:
Pratt Memorial Library, Shelburne Allen Block, Greenfield
Worcester Courthouse, Worcester Mohawk Theater, North Adams
Smith Building, Brockton Pond & Siano Blocks, Greenfield
Court Square Building, Springfield Parkhill Mill, Fitchburg
Monument Mills, Great Barrington Gawith Hall, Northampton
Stockbridge Library, Stockbridge Greylock Market, North Adams
Rogers Hall, Northampton State Normal School, Westfield
Hubbard Hall, Northampton Wesley Hotel, Oak Bluffs
American House, Greenfield Skinner Hall, Northampton
First National Bank, Greenfield WSH Farmhouse, Worcester
Abercrombie Building, Greenfield Saint James Rectory, Salem
Trolley Car Barn, Salem Saint James Convent, Salem
Junction Shops, Worcester Jewett Piano Factory, Leominster
J.P. Friend Box Co., Beverly Wood Mill, Lawrence
Joshua Ward House, Salem Central Annex, Pittsfield
Attic Stairs
Basement_Boiler
Basement_NW Corner
Attic_N Wall
Basement_Front Room
Basement_Stairs
Attic_NW Corner
Basement_NE Corner
Basement_West Wall
City Shot
East El_North Corner
Level 1 Meeting Rm Entrance
East El_Bottom Corner
East El_Top Corner
Level 1 Meeting Rm_East Wall
East El_Face
Gutter 3
Level 1 Meeting Rm_North Wall
Level 1 Meeting Rm_West Wall
Level 1 Stairwell
Level 1 Transaction Area_Entrance B...
Level 1 Passage
Level 1 Stairwell Hallway
Level 1 Transaction Area_Entrance Top
Level 1 Sink Room
Level 1 Stairwell Landing
Level 1 Transaction Area_NE Corner
Level 1 Transaction Area_NW Corner
Level 1 Transaction Area_SW Corner
Level 1 WC
Level 1 Transaction Area_Safe Bottom
Level 1 Transactions Area_ N Wall
Level 2 Front Office_East Wall
Level 1 Transaction Area_SE Corner
Level 1 Transactions Area_Safe Top
Level 2 Front Office_Entrace
Level 2 Front Office_South Wall 2
Level 2 Hallway_Front Office Entrance
Level 2 Rear Office_East Wall
Level 2 Front Office_South Wall
Level 2 Hallway_Stairs Up
Level 2 Rear Office_North Wall
Level 2 Front Office_West Wall
Level 2 Rear Office Entrance
Level 2 Rear Office_West Wall
Level 2 Secretary_East Wall
Level 2 Stairwell Down
Level 2 WC_Sink
Level 2 Secretary_Enrance
Level 2 Stairwell Up
Level 2 WC_Up
Level 2 Secretary_West Wall
Level 2 WC_Down
North El_Bottom
North El_Top
South El_Bottom
West El_Bottom Left
North West Corner El_Bottom
South West Corner El_Bottom
West El_Bottom Right
North West Corner El_Top
South West Corner El_Top
West El_Top Left
West El_Top Right
Z Roof 3 South End
Z Roof Gutter 1
Z Roof 1
Z Roof 4 North End
Z Roof Gutter 2
Z Roof 2
Z Roof 5 Street View
Z Side Shot
Z Skyline Shot 2 Z Skyline Shot