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HomeMy WebLinkAboutBuilding 19 Mill Pond DriveCHARLES R. NYBERG, AIA DAVID D. EVELETH,AIA ROBERT LOHRMANN,AIA D WALTER F. GREENE, JR., 1926-1982 C gII ASSOCIATED JUL 2 20033July2003tARCHITECTS Mr. Chris Dougan P.C. South Windsor Deputy Building Official BUILDING DEPARTMENT 1540 Sullivan Avenue So. Windsor, Ct. 06074 Re: Strawbridge Condominium—Building#19 Mill Pond Drive So. Windsor, CT Dear Chris, In response to your concern about the existence of structural concrete footings below the dwelling separation walls and the concrete footing pads at the column locations, I offer the following commentary. At the time Associated Architects initiated the reconstruction drawings,the foundations walls, slabs and footings were designated as existing to remain. No original drawings existed of this building or any similar buildings in the development.The design of the new building wasundertakenwiththeunderstandingthatgeneralconstructionmethodsandmaterialswere utilized at the time of original construction. No exploratory work or testing was requested or provided at the design stage. Upon your request, at the time when framing had been initiated,the Contractor had inspection holes drilled in various locations. On June 17, 2003,the Contractor(Construction Services) and I, reviewed the 2 inch diameter drilled inspection holes along the centerlines and just outside the bottom plate lines of the dwelling separation walls, as well as,those in the areas where lally columns were designated.At; that time it was noted that generally 16 inches of concrete existed at the wall centerlines and 3-4 inches of concrete existed just outside the face of the walls. Similarly,there appeared to be concrete pads at column locations at a depth of 16 inches. Due to the difficulty verifying the actual extent of the footings the Contractor offered to have larger inspection holes cut(12"x 12") at various places. On June 23, 2003,the Contractor and I met you in the field to verify the conditions.At that time, it appeared that typically at the dwelling separation walls that the wood framing was supported by concrete 16 inch deep by 12 inch wide.There were no apparent signs of cracks in the slabs and no signs of excessive settlement throughout the basement area. Combine these conditions with the fact that the building had been standing for more than 15 years, one would feel confident that the foundations, footings and slabs had been installed properly. The dwelling separation wall consists of two rows of 2x4 wood studs @ 16,,oc with a 4"air space between the two walls.The 2-hour separation wall, constructed of 2 layers of 1"gypsum shaftliner in metal channels, is placed in the center of the 4"airspace. The overall width of the dwelling separation assembly is 11 inches. Therefore the concrete footings are generally 1 inch wider than the wall construction being supported. The walls are placed equally off the centerline of the footings,therefore the load induced on the footings is balanced.The depth of the footings is within generally accepted practice for this type of construction. 16 SPRING LANE FARMINGTON CT 06032 860) 677-2801 FAX (860) 676-0627 cnd d6associatedarchitects.com An Equal Opportunity Employer S The footing pads supporting the lally columns in the Dorch ster units, appeared to be 16 inches in depth and approximately 24 inches square. The final location of the new columns, in some cases,will be within 3-4 inches from their original locations.The original column bases were set on top of the concrete slab with 4"x 4" base plates, not within the slab has is generally done. The slight movement of the new columns from the original centerpoints should not adversely affect the capacity of the footings. The loads imposed on the new columns and the footings are the same as they were in the original building.The new column base plates should be physically fastened to the slab to reduce the chance of movement. I hope the above commentary clarifies the acceptability of the existing foundation, footings, and slabs, as part of the work required to reconstruct Building 19. If additional commentary is required p ase do not hesitate to call. Sincer Robert Lohrmann, AIA President Associated Architects P.C. Cc: Strawbridge, Construction Services ASSOCIATM P.C. p w u.SING DLL 51o BRIDGE 5K4 CWZCWff oGWz DATE 5m=Tmf No. MTAIL ND. TYPICAL DUMOR WALL: VINYL CLAPBOARD 51DING I' RIGID IN5ULATION AIR INFILTRATION BARRIER 1/2' 055 5HEATHING 2X4 WD. FRAMING ® 16'OC BATT IN5ULAT10N VAPOR BARRIER 1/2' GYP. BD. 1/2'GYP. BD. 1/2'GYP. BD. 2X3 WD. FRAMING ® 16'OC 2X4 WD. FRAMING FLAT @ 12'OC GP. BD. MWEW AIR 5PACE NG 5EPAK TION WALL 30G8 ENTRY DOOR 3 2' 2'-7 3/43 22 1 13/16' 3 1/2' OF NOTE: ADJACENT STAIR CON5TRUCTION TO BE COORDINATED WITH TH15 WALL CON5TRUCTION.