ROOME & GUARRACINO, LLC Consulting Structural Engineers 48 Grove Street Somerville, MA Tel: Fax:

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1 ROOME & GUARRACINO, LLC Consulting Structural Engineers 48 Grove Street Somerville, MA Tel: Fax: March 3, 2016 Mr. Jeff Hoover, Principal Tappe Architects, 6 Edgerly Place Boston, MA Reference: Part I: Seekonk Human Services Building & School, 320 Pleasant St, Seekonk, MA Part II: Seekonk Library, 410 Newman St, Seekonk, MA Dear Jeff: This letter reports our finding regarding the structural existing conditions and a renovation feasibility study for the above referenced buildings. Our review is based on our on-site structural field observations, and 1977 construction documents in the case of the existing Seekonk Library. Field observations were limited to visual surface observations of architectural exposed finishes, no holes were cut into the building finishes to verify hidden structure. Testing has not been performed to determine the structure s material condition. We understand the potential primary structural features of these building to be addressed in this investigation consist of the following(as may be applicable to either building): 1. The implications of the existing conditions, including damage, for use as a library. 2. Change of Use of the existing building for use as a library, with Stack Room live loads. 3. A Horizontal Addition involving an increase in the existing building footprint. 4. A Vertical Addition involving an additional story over the existing roof. 5. Structural implications of a general renovation affecting partitions & systems. PART I - Address: 320 Pleasant St, Seekonk, MA A. Existing structure & conditions: The structure is a two story brick building previously understood to be a school, see Photo 1. The Upper Floor is wood framed and is supported on brick bearing walls along the exterior and central corridor walls, and supported on steel posts along two interior grid lines. Steel beams span along these intermediate gridlines. The roof structure is heavy timber trusses. The lateral force resisting system is existing unreinforced masonry walls, and interior cross-wall partitions. There is no elevator, however one of the stairways has a rail-chair-lift-system. The Upper Floor has /- clear headroom, portions of the lower level vary from 7-3 to 7-6, beam soffits were observed as low as 7-0 clear headroom.

2 ROOME & GUARRACINO, LLC Page 2 Photo 1: Existing school and offices at 320 Pleasant St, Seekonk, MA Photo 2: Irregular crack location along sidewalk curb may indicate cracking in the foundations. Foundation cracks are susceptible to leaking into the half-basement. Leaks were not mentioned by tenants, but irregular cracking between control joints of the sidewalk curb may be indicative of foundation cracks. See Photo 2.

3 ROOME & GUARRACINO, LLC Page 3 B. Implications of a library renovation: Roof: Potentially no roof work scope. Existing conditions may remain as is except where damage is discovered, which shall be repaired. Prior repairs were observed, and are assumed to have been designed according to building codes at the time of repair, in which case no further investigation would be required. Roof Scope which may trigger an investigation would be reroofing, addition of RTUs, solar panels, creation of attic storage areas, or creation of areas below the roof where a public assembly occupant load exceeds 300 people. Except reroofing, other type of work cited is likely to trigger structural work scope. Upper Floor: The past design live loads ranged from psf. The proposed Library live loads is 150 psf (library stack rooms). The total floor cavity is estimated as 11, which allowing for the thickness of finishes (flooring, sub-floor, plaster ceiling, & strapping) results in a an estimate of about 8 ½ for structure. The existing floor framing is expected to be significantly overstressed for library stack room use. Based on the column spacing and estimated joist depth, typical reinforcing is expected such as new LVL joists, and replaced or reinforced steel beams, throughout the Upper Floor. Lower Floor headroom might be reduced by this potentially deeper floor framing. The structural work of reinforcing the existing floor for library use will trigger a full IEBC Wind & Seismic analysis of the existing structure, resulting in upgrades noted in the Lateral System discussion, below. Lower Floor: Large concentrated loads within stack rooms may crack the existing slab-ongrade if void spaces/pockets have developed due to insufficient soil compaction, or settlement of soil over the lifetime of the building. This is an owner assumed risk, which could be mitigated if the existing slab on grade is removed, soil compacted, and new reinforced slab on grade is installed per geotechnical engineer s recommendations intended for 150 psf library stack rooms. Lateral System & Seismic upgrades: All exterior unreinforced masonry (brick) walls which are not already adequately mechanically anchored to the floor and roof diaphragms per IEBC guidelines, shall be fastened at a spacing approximately 4 to 6 O.C. The existing structure will require an IEBC Wind & Seismic analysis due to the Substantial Alteration of reinforcing the Upper Floor framing for library use, which may result in requiring new reinforced CMU or concrete shear walls or new steel braced frames. The extent of this scope involving new frames will be increased if existing interior partitions are removed or if new penetrations are made in existing brick walls. Any potential horizontal additions to the existing building would be strongly recommended to be separated from the existing building with continuous seismic expansion joint, as this may otherwise further increase the demands on the existing building. A vertical addition is likely cost prohibitive as it would require new foundations, columns, removal & replacement of the heavy timber roof trusses, and an entirely new lateral system. Full demo and rebuild would likely be considerably less costly than a vertical addition.

4 ROOME & GUARRACINO, LLC Page 4 C. Adjacent Gymnasium structure Existing Structure: The structure is a one story open gymnasium with wood framed roof decking supported on clear spanning timber beam-column arches, without any tie rods/beams. The lateral force resisting system is existing unreinforced masonry walls. The headroom is visually estimated to vary from 14 to 21 at the low and high points of the ceiling. There is visible roof deflection, assumed to be due to creep of the arching roof structure. See Photo 3. Existing Floor: Large concentrated loads within stack rooms may crack the existing slab-ongrade if void spaces/pockets developed due to settlement of soil over the lifetime of the building. This is an owner assumed risk, which could be mitigated if the existing slab on grade is removed, soil compacted, and new reinforced slab on grade is installed per geotechnical engineer s recommendations intended for 150 psf library stack rooms. Loft: If a loft were added within the current building it would trigger lateral system upgrades similar to the main building. Regardless, similar roof to wall mechanical anchorage is required. Photo 3: Open Gymnasium with an arching roof structure

5 ROOME & GUARRACINO, LLC Page 5 PART II- Address: 410 Newman St, Seekonk, MA A. Existing structure & conditions: The existing structure is a one story steel beam and column bar joist structure with metal roof deck. The foundations are spread footings and strip footings. The lateral system is a steel K- brace / knee brace system. It currently serves as a library. See Photo 4. The north, west and south foundation walls have several frequently spaced cracks. There is evidence of prior foundation repairs and/or patching in the south west corner of the building. While significant settlement is noted to have occurred in the past (and assumed fixed), neither interior floors or exterior walls currently exhibit perceptible differential settlement. None of these conditions appear to require structural repair at this time. Further patching to minimize water intrusion may be beneficial. Photo 4: Existing Library at 410 Newman St, Seekonk, MA There were a few isolated locations where water has minimally damaged existing structure. Such as surface rust near the edges of roof beam flanges, and small portions of single isolated deck flutes rusted through. At this time this damage is considered cosmetic, however any existing leaks should be eliminated. B. Implications of an adjacent horizontal library addition: Gravity System: If the adjacent addition is taller than the existing building this will result in drifting snow and will require re-tapering of existing roof drainage where it currently slopes toward scuppers to be obstructed by the new addition. Both of these alterations will design weight to the existing roof, which may be partially offset by the reduction in Seekonk design snow load to 30 psf which occurred in 2014.

6 ROOME & GUARRACINO, LLC Page 6 Lateral System & Seismic upgrades: Any potential horizontal additions to the existing building would be strongly recommended to be separated from the existing building with continuous seismic expansion joint. Otherwise, it will likely trigger an upgrade of the existing lateral force resisting system, such as the introduction of reinforcing columns and beams and converting them to moment frames, or addition of diagonally braced steel frames, which may interfere with existing windows and floor layout. C. Implications of converting the roof to a 2nd Floor vertical library addition: The roof is not suitable for conversion to a 2nd Floor. Which results in two options to add a floor above, either: Option 1: For gravity purposes, the steel girders and columns could be reinforced to support a second floor, the bar joist which span between the girders are not easily reinforced and would essentially be abandoned and replaced, The existing roof deck would be removed and replaced in the process of installing new joists, and pending geotechnical review it is expected that all existing foundations will require reinforcement or underpinning and replacement. Lateral System & Seismic upgrades: A vertical addition to the existing library will require a full IBC Wind & Seismic analysis of the existing structure, resulting in a full upgrade of the existing lateral force resisting system, such as the introduction of reinforcing columns and beams and converting them to moment frames, or addition of diagonally braced steel frames, which may interfere with existing windows and floor layout Option 2: For gravity purposes, the existing roof is abandoned/ignored, and a new 2nd Floor is constructed above the existing roof with a minimal crawl space between them. The new 2nd Floor is an entirely independent new building effectively built on column stilts through the existing building s roof and floor layout below. New columns and foundations would be installed at locations away from the existing foundations, this would effectively reduce the current open 30 x 30 column grid to closer to 15 x 30. Lateral System & Seismic upgrades: An independent vertical addition to the existing library may not trigger an upgrade of the existing lateral force resisting system, however the new addition will require the columns which penetrate thru the existing building below to have either moment frames, or preferably diagonally braced steel frames if such braced frames can be coordinated with existing windows and floor layout. PART III - Summary This letter report addresses only those structural conditions referred to above. Structural problems may be concealed below grade, hidden behind finishes or not indicated on existing drawings. Although care has been taken in the preparation of this structural existing conditions and renovation feasibility study, no representation regarding latent or concealed defects, which may exist, is made, and authority on code requirements and interpretation rests with the building official.

7 ROOME & GUARRACINO, LLC Page 7 In general, our findings indicate the existing structures to be in relatively good condition, and suitable to undergo a renovation and/or addition project. However, vertical additions are not recommended due to concern with economical viability. A horizontal addition separated from the existing structure by seismic expansions joints would be more economical. The potential conversion of the existing school structure to library use would result in the Substantial Alteration of reinforcing the existing typical floor framing & foundations, thereby triggering an IEBC Wind & Seismic analysis of the existing structure comparable to that required for new construction, and resulting in lateral system upgrades. Should you have any questions or require further assistance, please feel free to call me. Very Truly Yours, ROOME & GUARRACINO, LLC Siegmar Knebl Jr., P.E. Senior Engineer

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