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HomeMy WebLinkAbout20230992 140 Grand Demo & Construction Update Presentation TextDear Members of the Historic Design Review Board, I am presenting a case for the approval of the demolition of the middle section of the historic property located at 140 Grand Ave,Saratoga Springs,NY 12866.This decision has not been arrived at lightly,and I assure you that it is backed by substantial evidence pointing to the impracticality and unsafe conditions of the current structure.Below are the key points supporting this case: 1.Marketability Challenges:The property's extended listing period of nearly two years before my purchase highlights significant difficulties in finding a buyer,suggesting that the extensive restoration required deterred potential buyers,underscoring the building's impracticality for rehabilitation. 2.Structural Deficiencies Noted by a Licensed Structural Engineer:A comprehensive evaluation by a Licensed Structural Engineer revealed severe structural issues,including extensive wood decay in the wall and roof framing,undersized framing members,and highly unconventional and unsound wall framing practices.These issues significantly compromise the building's structural integrity. 3.Water Intrusion:The property experiences extensive water intrusion,with leaking observed at the roofs,window sills,and a waterlogged spray-foamed ceiling.This has led to moisture being retained at high levels within the framing,walls,and roof sheathing and rafters,exacerbating the wood decay and further compromising the structural integrity of the building. 4.Mold Presence:Mold presence has been confirmed through tests conducted on the ceiling and walls,indicating the severity of the moisture problem.This not only poses significant health risks but also highlights the critical need to address the building's compromised condition. 5.Chimney Failures:The chimney exhibits significant disrepair,including compromised flashing,deteriorated brick,broken mortar bonds,and damaged stucco covering.A missing support leg at the chimney's base on the first floor further underscores the urgency of addressing these structural concerns. 6.Window Failures and Misalignment:The replacement vinyl windows,aside from not aligning with the Greek Revival style,suffer from multiple installation flaws.These include visible water damage,compromised window framing lacking essential components like headers,jacks,kings,and cripples,and improper bearing of point loads on the window frames,especially noticeable on first-floor windows.These issues not only detract from the building's aesthetic integrity but also highlight the compromised structural integrity of the window installations. 7.Structural Framing and Bearing Walls Concerns:The property's structural framing and bearing walls exhibit critical failures,including cracked joists,a notched beam at every joist connection,and a beam improperly bearing on a notched stud.The construction of bearing walls with misaligned pieces and non-continuous point loads further underscores the building's precarious state. 8.Infeasibility of Retention:The poor craftsmanship,significant wood decay,and deviations from the original Greek Revival architectural style make retaining the building in its current form impractical.The building's state deviates significantly from historical accuracy and structural soundness,making any attempts to preserve it as-is insincere and merely a concealment of underlying issues. 9.Infeasibility of Relocation:Given the extensive structural and integrity issues, relocating the building would be impractical.The significant alterations and damage to the original architecture and structure render such an effort unfeasible,further complicating the preservation of its historical essence. In light of these findings,the proposed demolition of the middle section of the building is presented as a necessary measure to address the extensive and irremediable structural issues, ensuring safety,and paving the way for a restoration that respects the historical significance of the property while adhering to contemporary standards of safety and integrity. I respectfully request the Board's consideration and approval for this demolition,committed to a restoration process that honors the historical value of the property and the architectural heritage of Saratoga Springs. Sincerely, Joseph Snyder 1.Marketability Challenges The seller of 140 Grand Ave,Saratoga Springs,NY 12866 first listed the home for sale in July 2020 (using Julie &Co Realty,LLC).This listing was taken down in October 2021 and then relisted in December 2021 at a reduced price where it remained on the market until I closed on it in April 2022.It is important to note that during this time many homes were selling fast and for over their list price.It seems highly likely that potential buyers were deterred by the extensive restoration required to return the building to a livable condition. The image below is the listing history from the MLS. 2.Structural Deficiencies Noted by a Licensed Structural Engineer A comprehensive evaluation by a Licensed Structural Engineer (Nolan Engineering PLLC) revealed severe structural issues,including extensive wood decay in the wall and roof framing, undersized framing members,and highly unconventional and unsound wall framing practices. These issues significantly compromise the building's structural integrity. It was specifically recommended by Nolan Engineering to demo the middle and rebuild it on the foundation due to the level water damage and structural inadequacy. The wall framing consisted of mostly true dimensional lumber and rough-cut lumber and the framing technique was post-and-beam. The framing in the front/original structure appeared to be structurally acceptable and serviceable. However, in the rear additions off of the main structure, there was wood decay observed at several locations in the exterior walls and roof rafters. Much of the exterior wall framing was found to be completed with poor workmanship even for the period of construction. Much of the exterior wall framing was made up of several non-continuous, misaligned, randomly orientated, randomly sized wood members. Many of the floor joists were undersized, bowed, split, cracked and had smaller pieces of wood attached to them. Several of the main beams supporting the second floor were undersized, bowed and damaged. The foundation under the front and center portion of the home were inspected. The underside of the floor was spray foamed which prevented 100% visual inspection of the floor framing. The foundation walls were found to be plumb and appeared to be structurally acceptable. What was visible of the floor framing appeared to be structurally acceptable. CONCLUSION In my opinion, the front/original section of the home is salvageable. For the rear two-thirds of the building, there was a large amount of wood decay in the wall and roof framing, undersized framing members and bizarre, unconventional, unsound, wall framing. There was no observable foundation under the rear third section and evidence of frost movement and wood decay at the floors and base of the walls was observed. RECOMMENDATIONS In my opinion, the front/original section of the house should remain and can be renovated. The middle third section should be razed down to the foundation and rebuilt on the existing foundation/first floor and the rear third section completed razed and reconstructed on an approved foundation. These findings and results are based on information available at the time of the inspection and we reserve the right to change our opinion if new information becomes available. This report is not meant to be or imply a warrantee against, past, present or future conditions. Please contact our office if conditions worsen or you have any other concerns or questions. Sincerely, Richard E. Nolan, PE Lic. # 083929 Nolan Engineering, PLLC Appendix B: Structural Engineering Report for 140 Grand Ave 5 3.Water Intrusion Upon evaluating the property at 140 Grand Ave,key findings reveal significant water intrusion issues: Moisture Levels:Moisture meter readings show wall moisture between 16%and 29%across the external Beekman Street wall,the internal load-bearing wall on the driveway side,and the enclosed porch.These levels indicate widespread moisture penetration. Ceiling and Roof Sheathing:At the intersecting rooflines the spray foam at the roof sheathing and rafters is waterlogged,with moisture content hitting 50%,the maximum detectable by the moisture meter.This suggests severe water retention,impacting structural integrity. **As noted in the image below above 16%moisture in wood is considered high. 4.Mold Presence Sampling Locations and Results:Several mold samples were collected from various locations across the Beekman side wall and the ceiling.Analysis of these samples indicates the presence of at least two distinct types of mold,with a strong possibility of three or more varieties.This diversity in mold types suggests a widespread and varied moisture issue within the building. Visible Mold on Paper Behind Bricks:In addition to the sampled mold,visible mold growth was observed on paper extracted from behind the bricks situated between wall studs.This finding is particularly concerning as it implies that mold presence is not limited to exposed surfaces but extends behind the brickwork throughout the middle section of the building.The visibility of mold in these areas strongly suggests that other regions with similar brick configurations within the building's structure are also affected by mold growth. 5.Chimney Failures Compromised Structural Elements:The chimney is found to be in a state of considerable disrepair,characterized by compromised flashing,deteriorated brickwork,broken mortar bonds, and damaged stucco covering.These issues collectively suggest a long-standing neglect and exposure to the elements,which have undermined the chimney's structural integrity. Missing Support Leg:A critical structural deficiency was identified at the base of the chimney on the first floor,where a support leg is notably missing.This omission presents a significant risk to the stability of the chimney,emphasizing the need for urgent structural reinforcement or reconstruction. Water Leakage and Damage:Further compounding the chimney's issues is the water leakage and resultant damage around the area where the chimney penetrates the roof.This water infiltration exacerbates the existing structural concerns,contributing to the deterioration of the mortar and bricks,and potentially affecting the building's overall structural integrity. 6.Window Failures and Misalignment The evaluation of the property at 140 Grand Ave has revealed significant issues with the replacement vinyl windows that compromise both the aesthetic and structural integrity of the building.This detailed analysis focuses on the specific failures and misalignments identified: Style Inconsistency:The replacement vinyl windows are not vertically aligned and do not reflect the Greek Revival style of the building,detracting from its historical aesthetic.This inconsistency is a concern for preserving the architectural integrity and heritage of the property. Installation Flaws:The windows exhibit multiple installation flaws that compromise their functionality and the building's structural integrity.These flaws include: ●Visible Water Damage:Indications of water infiltration around the windows suggest that the installation does not provide a sufficient barrier against moisture,leading to potential damage to surrounding materials. ●Compromised Window Framing:The framing around the windows lacks essential structural components,such as headers,jacks,kings,and cripples.The absence of these critical elements undermines the stability and load-bearing capacity of the framing around the windows and the walls in general. ●Improper Bearing of Point Loads:Particularly on the first-floor windows,there is an improper bearing of point loads on the window frames.This improper load distribution can lead to structural weaknesses and increases the risk of damage under stress. The window-related issues at 140 Grand Ave,including the aesthetic discrepancies from its Greek Revival style,compromised framing,visible water damage,and improper load distribution,highlight severe structural and aesthetic flaws.These problems underscore the impracticality of restoring the windows to a state that both respects the historical integrity of the building and ensures its structural safety.Given the extent of the damage and the significant concerns raised,these issues further support the case for the building's demolition.Addressing these window concerns is crucial,not to attempt preservation under these conditions,but to make way for new development that can safely and respectfully utilize the site. 7.Structural Framing and Bearing Wall Concerns The structural assessment of 140 Grand Ave has uncovered significant concerns regarding the framing and bearing walls,which are integral to the building's stability and safety.The following issues have been identified,highlighting the precarious condition of the building's structure: Cracked Joists:The presence of cracked joists across the property indicates a degradation of the structural wood elements,compromising the building's ability to evenly distribute weight and maintain stability. Notched Beam at Every Joist Connection:The discovery of a notched beam at each joist connection poses serious structural integrity concerns.Notching,especially at critical connection points,weakens the beams,diminishing their load-bearing capacity and increasing the risk of structural failure. Improper Bearing on a Notched Stud:The finding that a beam is improperly bearing on a notched stud is particularly alarming.The beam does not have full bearing support.This not only further weakens the structural framework but also indicates a failure to adhere to basic construction principles,jeopardizing the building's overall stability. Misaligned Pieces and Non-Continuous Point Loads in Bearing Walls:The construction of bearing walls with misaligned pieces and non-continuous point loads is a critical flaw.This condition suggests a lack of cohesion and continuity in the load-bearing elements of the building,undermining the structural integrity and potentially leading to uneven settling,cracking, or even collapse. The identified issues with the structural framing and bearing walls at 140 Grand Ave reveal a building in a critically compromised state,underscoring the necessity of decisive action.The presence of cracked joists,notched beams,improper load bearing,and misaligned structural elements indicate a level of deterioration that compromises the safety and stability of the structure.Given the extent of these structural failures,they present insurmountable challenges to renovation efforts,making the case for demolition clear.Addressing these critical concerns is essential,not for restoration,but to pave the way for a new development that meets safety standards and respects the site's historical context.