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HomeMy WebLinkAboutPowerPoint Presentation- 139 Old Stage RoadRebuilding 139 Old Stage Rd Centerville, MA 02632Presented By: Matthew DeAvila (Property Owner) Structure being considered (Main House) Structure being considered (Guest House) Rebuild vs. RenovationObjective•The main reason we selected Centerville was for the charm of the neighborhood and the variety of homes the area provides.•Our objective is to rebuild / update the property, improve the health of our home, ensure the longevity of the buildings while retaining a classic Cape Cod property that compliments the older and newer constructed homes in the neighborhood.•We are very interested in the neighborhood and want to ensure the neighbors are not negatively impacted by our project. In fact, we are considering a modular built home to reduce impact on neighbors, environment, and build a superior product that enhances the neighborhood. Rebuild vs. RenovationProfessional Consultation•We have dedicated extensive amounts of time over the past 24 months to ensure we make the best fiscal decision with limited impact on the neighborhood and environment. •We have investigated the viability of the structure by discussing the options of rebuilding vs. renovation with multiple contractors, Barnstable Building Department, Engineers, and other professional service companies•We decided to pursue rebuilding the home and guest house for a number of reasons which are as follows:•Structures are compromised due to poor construction / maintenance•Foundations (non-existence in some areas) are inadequate for long term use of the buildings•Mold is excessive and has created an unhealthy living environment•We investigated lifting the house and setting it on a new foundation but that was not economically feasible, especially the 2 additions on back of house•Considering the age of the structures we have opted to rebuild in order to create a healthier home, meet current building code, and build more environmentally sustainable structures Rebuild vs. Renovation•As stated in the previous slide we are looking to rebuild the structures for a number of reasons.•One of the main focal points is health•We have lived in the home for a number of years and didn’t really think much about the “healthiness of the home” until my wife and I did not feel well after a year or so of living in the home•Based on our visits to Urgent Care and consulting with our General Practitioners they suggested we investigate our living conditions for mold / allergens •While discussing this potential we decided to have a professional company investigate the health of our living conditions. Here is what we learned Photos depicting significant health concerns (Mold)- This is the stairway down to the basement, which shows significant amounts of Orange Mold- A professional mold company inspected the home and they pointed this out to us and stated “I am not surprised you don’t feel well, in fact I thought you would be very sick”- We called a professional company due to my wife having consistent migraines and notfeeling well- This is a close-up of the Orange Mold and as you can see it is speckled throughout - This is just what we see on the surface, which is really concerning for what lies behind the walls Photos depicting significant health concerns (Mold)- These photos are some examples of more mold growth (Black Mold) which is on surfaces such as walls in the left and center photo- The professional mold company suggested getting rid of ALL items in the basement as they have been ruined as you can see on the handles of the stationary bike, which is covered in mold- The mold is throughout the basement and could be remediated but the company stated “virtually impossible to keep out due to exposed earth under the 2 additions on the back side of the house” Photos depicting significant health concerns (Mold)- In these photos you can see the excessive mold growth, exceptionally thick wall (a 36” wall was built in an attempt to strengthen the foundation) and spalling of the concrete - Not only is this foundation inadequate for the long term viability of the structure, just as important the poor foundation is creating a very unhealthy living condition , which is why we are pursuing a new build Main cause of the mold issue - The additions are highlighted with the red boxes- These areas have NO foundations with virgin soil approximately 12” below the floor of the structure- The right side photo shows the access to the areas, which is a small wooden structure on the outside of the building. Again, there is no foundation and these portions of the home have excessive moisture along with differential settling Main cause of the mold issue - These photos are being shared to show the conditions underneath the 2 additions on the back of the house.- The mold company and structural engineer said we do not have a chance of keeping the moisture / mold out of the house due to ground moisture / condensation in this area not being contained- The Structural Engineer said the only way to keep moisture out is to have a traditional foundation / concrete floor- The photo on the right shows the crawl space along with decay of wood due to moisture and exposed soilRotting post Crawl Space with virgin soil Rebuild vs. RenovationAnother focal point for rebuilding is the long term viability of the structures•We realize the home & guest house have been on this site for many years and we plan to respect that in the rebuilding process•Ensuring the new home & guest house compliment the original design and surrounding properties is one our major priorities•We have used photos from the 1940’s to help guide our rebuild. Some of the features we have incorporated into the new build will be black windows, white clapboard siding, and maintain the Greek Revival influence including a front porch with robust columns •We plan to re-create / update the property to mimic the photos with a modernization of the structures. We plan to have a similar white fence out front and reinstate the driveway to the right of the houseThe history of the property has been an important component in our decision-making process as we look to live in the neighborhood for many years to come and we want to pay homage to the original design and neighboring homes 1940’s photos used to guide new buildMD2 Photos depicting the deterioration of the Main HouseAs you can see in this picture the ridge has settled in the center of the structure due to age and inadequate support in the center of the building. There have been attempts to support the structure in recent years, which we will cover further into presentation Photos depicting the deterioration of the Main House- These photos are showing the attempt made by previous owners to support the structure to help prevent the settling of the house. - This work was completed without any permits and is an indication that the structure needs some attention to ensure the structural integrity- The location of this “support system” is in the center of the home where we see the sag in the rooflinewhich seems to be a cause and effect reaction. The house continues to have differential settling to this day Deterioration of the Main House (east side)This is the east side of the house - Main house has 2-3 ft reinforced foundation wall- Additions do not have traditional foundation. Built on timber / pierssitting on virgin ground- Additions (outlined in red box) have experienced differential settling East side back side additions - This section of the house sits - on a 4x4 PT board (no foundation)- This is not viable for long term and should be rebuilt with a foundationEast side additions close-up- Shows the deterioration and lack of supporting foundation for this bump out / addition Extremely poor construction, which will not support this structure long term Deterioration of the Main House (south side)The south side of the main house- This section of the building does not have a traditional foundation- It is supported on timbers and has settled approx. 6.5” on the east sideCrawl space under the south side- Supported on wood structure- The entire addition isdeteriorating due to insects and/or direct contact withvirgin soilsClose-up of crawl space- This photo shows the wooden structure with insulation and woodexposed to elements / soil- Here you can see post isdecayed and rottingExtremely poor construction, which will not support this structure long term Photos depicting the deterioration of the Main House- This photo shows the deterioration of the block “support” wall installed a number of years ago- Tremendous amounts of spalling taking place throughout the basement - The presence of spallingindicates the basement hasexcessive moisture and theconcrete has beencompromised- Another section of thebasement has moretraditional “rubble stone”foundation that seems to bein better shape but as you can see allows moisture topenetrate Photos depicting the deterioration of the Main House- These photos are showing the attempt to secure the original foundation with a combination of rubble stonewall and concrete- The wall is approximately 40” thick in some places- As you can see the support wall has begun to deteriorate and show signs of aging- The fact that this wall had to be installed is a significant sign that the foundation is inadequate and does nothave long term efficacy for overall structure Photos depicting the deterioration of the Main House- These photos are provided to show examples of someone trying to secure a weak failing foundation- The original foundation has been “secured” by installing walls on the interior side of the basement- Some areas of the reinforced walls are 30-40 inches thick- Even though the foundation has been “supported” the house is still experiencing differential settling- The reinforced foundation walls are starting to show age / deterioration with tremendous amounts of spalling and concrete failing Signs of differential settling- Picture on left shows the center of the house has significant sag in the center of the structure- Center picture shows the bathtub with level to show how settling of structure impacts everything in thehouse. When we bought the house 3 years ago the tub was a non-issue (aka not leaking) - Picture on the right is showing how we measured the floor of the rear addition to see how much (approx.6.5”) it has settled - Other examples include windows being hard to open or not opening at all even though they are newer replacement vinyl windows- Interior doors have been adjusted and still don’t close and/or they need to be readjusted months later Photos depicting the deterioration of the guest houseThe footing is sitting on the ground and has settled / failed,compromising the safety and structural integrity leading to it being unstable.The west side of the structure has no footing / foundation. The entire structure rests on wooden timbers / cribbing, which have rotted over time and do not have much life left in them.Here you can see the footing has been compromised and unsuccessful attempts to repair the footings have been made throughout the years.MD1 Photos depicting the deterioration of the guest houseWest side of the guest house foundation is in bad shape with no footing and significant signs of decayThis photo shows there is no footing / foundation and guest house is supported by timbers sitting on virgin soilThis is an interior photo of the sill plate that has significant settling (approx 45 degree). The red line shows where the sill plate should be if supported by a solid foundationSill plate settled approx. 45 degrees Rebuild Summary•We have spent a couple of years investigating our options and speaking with professionals•We care about the neighborhood and the impact of rebuilding these structures, which is why we have taken so long to complete our research •The structures need to be updated for the following reasons:•Structurally compromised•The living conditions are unhealthy•Environmentally, the home should be updated to reduce carbon footprint•We are literally feeling the impacts (personal health due to mold) of the structure’s aging and it is time to upgrade the home•Renovating the home was investigated and determined to be cost prohibitive Changes Throughout the Years•There have been many changes to the main house structure largely off the back of the house with 2 additions (kitchen and sitting room)•These two rooms were built without foundations and make up approximately half of main house footprint•The main house was built on granite rubble stone and has been reinforced by 2-3 foot wide cinder block walls of the house, which indicates its inability to support the house long term•Considering these factors and structural integrity, the longevity of the home for the next 25 years is bleak. The time has come to rebuild the home to meet modern building codes (creating a healthier home) and compliment the historic component of the neighborhood Changes Throughout the Years•There are many areas of both structures that have been compromised by aging, moisture and/or insect damage. A large portion of the home and the entire guest house do not have a traditional foundation and are failing.•My wife and I are willing, excited, and consider it an honor to rebuild this property to pay homage to the original Architectural style, compliment the neighborhood, and meet current building codes•We have not taken this process lightly and we want to make sure we accurately complete the project. We have dedicated a significant amount of time into research, return on investment, and long-term use of the property Changes Throughout the YearsThe main body of the house is influenced by Greek Revival styling•We have used this style and homes in the neighborhood to help guide us in the rebuild design•The new home will have the following:•Front porch with robust columns•Clapboard siding•Black 4 over 1 windows (similar to the photos from the 1940s)•Elaborate door surrounds•Finished in white with black trim Recently completed garageThis is a newly constructed garage recently completed by Pine Harbor Structures, which I designed and helped with the installationI used the photos (circa 1940) of the main house to inspire the finishes of white clapboard and black windows with a traditional style structure Example of new homeThis photo shows an example of a home we would like to build. I realize it is not like the current home but it has similar finishes with a front porch which was often seen on Greek Revival style homes. The home we have designed has more ornate features around doors, windows, and trim that will complement the Greek Revival style.