HomeMy WebLinkAbout25-D002 169 Route 6A Raber ReportC.atai
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Architecture Interiors
May 8, 2025
Robert Wilkins, Chairman
Town of Yarmouth
Old King's Highway Historic District Committee ("OKHDC")
1146 Route 28
South Yarmouth, MA 02664
Via email: IshermanPyarmouth.ma.us
Re: 169 Main Street (Route 6A) Yarmouthport
Report on Existing Conditions of the Barn
Mr. Wilkens,
MAY 0 9 2025
Old King's Highway
Historic District
Catalyst has revisited the subject property to review the condition of the existing
structure, we did so after the owner's contractor was able to remove the interior finishes
and a minimal amount of thermal insulation to expose the remaining framing of the barn.
I will start by saying we did not see what we thought we might see, as much of the
framing in the building is relatively new. More specifically we did not see much of the
original post & beam in the barn, and the few members that exist today look to be
replacements. The oldest posts and beams are rough sawn and not hand hewn as the
potential age of the structure might have suggested. Below I will share more about each
portion of the building.
The Foundation:
I thing it goes without saying that the brick & stone foundation has failed and shows
obvious signs of decay and settlement. Portions of the wooden sill beam have been
removed and replaced in bits and pieces overtime, and the remaining sill shows heavy
water and insect damage. The structural engineers report will share more concerns.
The Exterior Walls:
The walls are a mix of old posts, lateral purlins and infill of modern 2X studs. Several 8x8
post members damaged by insect infestation, have been partially removed and replaced
with new posts (about 24-30 inches above the floor level). In many places the
connections from purlin to post and post to sill are rotten or pulling apart. Newer framing
was added to infill between old frame elements. The walls flex and move when I exert
minimal force on them, which is an indication the building is weak and vulnerable. The
walls are balloon framed up to the roof eave as was normal practice but have little to no
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capacity to resist the outward thrust created by the roof load above. Two small diagonal
braces remain to stiffen the walls but they will not be adequate going forward.
If a renovation was undertaken all of the exterior wal s wood need to be systematically
improved by removing the horizontal puriins and add*ng new continuous wood studs
from the first floor deck up to the eave line, effectively rebu*ld'ng the wa:Is from the inside.
The exterior sheathing is vertical plank boards that are not adequate to provide bracing
for the structure so these will also need to be removed and replaced with modern
plywood sheathing panels.
The First Floor Deck:
The first floor is relatively new (20-30 years old perhaps) with pressure treated joists that
have been added to replace previous:y fa -led joists or to level the floor above the
undulating foundation below. It appears that a prev'ous renovation improved the floor
frame and added a plywood floor deck from within the bui-ding. At that time additional
piers and support beams were added in the crawlspace as well. The current floor system
is no longer historic, but also needs to be removed and replaced.
The Second Floor Deck:
The second floor frame was a bit of a mystery until the gypsum board ceiling was
removed from the ceiling coffers between old beams, however now we can see that the
old post and beam members are very undersized and unsafe. Once again, a previous
renovation inserted new era framing in between the old barn beams and imposed loads
on those beams that they were not intended to carry. The second floor is also accessed
by a recently framed stair, constructed of standard 2x framing lumber. When I stepped
onto that floor surface it deflected or bounced an uncomfortable amount. I am sure the
consulting structural engineer will have more to say about this floor system. My concerns
aside, there may three 4x6 rough sawn beam members, which stretch the full width of
the structure, that may be reusable in a decorative manner within a future reconstruction
project.
The Roof:
The roof framing looks to be old, but they don't look original; they are rough sawn 2x6
rafter members at approximately 32 inches on center. I was expecting to see the original
post and beam members and roof purlins (similar to the wall construction). Therefore, I
believe the roof framing is also not original. Further it appears the latest renovation in the
space which added finishes on the second f oor also added 2x8 collar ties or ceiling joists
at about nine feet above the second floor, these have been working hard to resist further
settlement of the unsupported roof rage, which has a subtle saddle shape.
The Cupola:
The cupola with louvered panels on four sides was difficult to assess form the second
floor, but it appears the frame is intact, and the exterior envelope is more of a concern. As
mentioned above the roof is settling which indicates the weight of the cupola is not
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Architecture Interiors
adequately supported by the structure below. New work will have to be added or
replaced below the cupola and ensure that gravity and wind loads are supported.
In conclusion, the barn needs much more than a new foundation. The majority of the
wall, floor and roof systems need full replacement. The building code will also impart
many requirements on this project. Given that the work will exceed 50% of the area of
the entire structure the building code will consider this a reconstruction, and current
codes will apply to new elements that are added. All of the new building frame elements
will need to meet current code, and must be compliant with current wind zone bracing
requirements. The new energy code will also require substantial insulation that can no
longer be accommodated within the old barn wall stud or roof rafter cavities.
Catalyst is confident in the end that Mr. Bilezikian and his contractor will build a replica of
the barn that will look as handsome as the old barn did in its heyday. The new building
will look the same, with the same siding, similar windows, and a faux barn door similar to
the existing. It will be the same size, the same height, but it will also be structurally sound
and energy efficient. Finally, the new barn will provide a much needed housing unit in the
Yarmouthport village.
Please call my office any time with any questions.
Sincerely,
Kurt E.Raber
Vice President/ Principal Architect
Cc; Greg Bilezikian, Owner
Atty. John W. Kenney
Atty. Patrick R. Nickerson
Christopher Weeks, Contractor
Brian Walsh, CSE (structural eng)
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