Bones of a Mansion - New Construction Technology

Pick me up, Put me down

Greenwich YMCA's $36M expansion on track

The Modern Estate
New Construction Technology
By Robert Brunetti

In “Bones of a Mansion,” my article in the Spring 2007 issue of The Modern Estate, I addressed the trend toward using commercial-grade construction technologies in some of today’s large homes. This is a trend driven by the ever- increasing size of today’s estates, as well as homeowners’ design demands and preferences for more advanced living environments. The advantages these technologies offer, however, come with some additional costs and complications. This article explores the pros and cons of specific building technologies to help you, the homeowner, choose the right approach for your home.

Steel Superstructures
Steel framing greatly expands the design options available to today’s homeowner: Steel framing can accommodate wider floor spans between walls, extra- tall interior free-spans and foyers, and heavier exterior finishes like thick stone veneer and expansive slate roofs. Indeed, your builder may need to use steel superstructures to address extreme loading conditions in specific locations throughout the house (extra-heavy furnishings, heavy sculptures, large safes) and wide expanses of exterior glass curtain walls. Using steel, which has greater rigidity that conventional wood framing, means that your house will undergo minimal house settlement and movement, and there can be extra strength provided in strategic places to help support special conditions like freestanding staircases, cantilevered slabs. and other unique design elements.
Though modern mansions typically require at least some steel framing, timber framing can still be used in the majority of most homes, especially if the builder uses today’s engineered lumber. Therefore, homeowners and architects are faced with three options:

• Avoid using steel altogether by minimizing the scope of design elements
• Use steel only in discrete areas where the design absolutely requires it
• Design the entire structure with a steel superstructure

This decision is not to be taken lightly: A full steel superstructure is more expensive than conventional framing, requires a totally different design and construction process, and usually takes longer to construct. With conventional wood framing, the builder can immediately start framing the house once the design is complete, the permits are in place, and the foundation is finished. As the house is framed, local building officials can inspect the building as part of the homeowner’s fee for their permit.

Complexities
This conventional three-step process of foundation, framing, and inspection is greatly complicated with a steel superstructure. When steel framing is to be used, the process starts once the architect’s structural engineer completes the framing design. The design is then given to the builder’s steel subcontractor, who produces a full set of design drawings, with calculations, member sizes, exact dimensions (often-times verified in the field), and fully detailed structural connections (Step 1). In a perfect world, these “shop drawings” would be completed and approved prior to the start of the foundation, but more often they are produced as the foundation is being built and then sent to the original design engineer for review and approval (Step 2).

Frequently, a second round of drawings is required from the steel subcontractor to address comments provided by the reviewing engineer (Step 3). Once the shop drawings are resubmitted to the engineer and eventually approved (Step 4), the steel subcontractor can start fabricating each separate piece of steel—a process that can take a number of months (Step 5). To ensure a perfect fit on the foundation, sometimes a portion of the steel fabrication is not started until after the foundation is fully completed and final as-built dimensions and elevations can be measured. The final dimensions of the steel superstructure are then adjusted to accommodate the natural variation in the foundation, and the remainder of the steel is produced and erected on-site (Step 6).

Once erected, a steel structure requires a different inspection process than a wood-framed structure would. Local building inspectors will not inspect such a complex structure; thus, the homeowner must hire an independent engineer to perform a special inspection and submit a report to the local building official (Step 7).

And note that the foundation design for a steel structure is itself much more complicated than that for a wood-framed structure. Steel superstructures focus all of the house’s vertical and horizontal forces to specific foundation locations directly under each of the superstructure’s support columns. The foundation is specifically designed to accommodate these loads; typically, specific steel and anchor bolt details are provided below each column location.

Costs
All of these complications add about two months to the construction schedule (if all goes as planned) and a 20% to 40% cost premium to the framing budget.

Warning! In addition to the added complexity and cost of using steel, here’s a crucial factor homeowners need to know about: A steel structure’s design is much less accommodating to design changes than that of a wood-framed building. Any change to a steel structure must be designed by the original engineer, detailed by the steel subcontractor, and implemented in the field by steel erectors (usually requiring prefabrication of steel members in the fabricator’s shop and then cutting, welding, and bolting in the field). Minor changes that could be implemented on a wood-framed structure in a matter of days with coordination between the architect and a carpenter could take weeks to implement on a steel structure and cost as much as five times that of the same change made to a wood-framed structure. Furthermore, if major changes are contemplated, the compatibility of the steel framing and the foundation could be compromised.

Thus, if you, the homeowner, decide to build with a steel superstructure, you and your architect should arrive at agreement on a final design as early in the design process as possible. At the very least, the full house layout and exterior elevations should be finalized prior to starting construction—and never revisited. More specifically, the configuration of the floor plan, stair locations and configurations, any special loading criteria, design of the exterior envelope, the architectural treatment, window sizes, and window locations should not change once the contractor puts a shovel into the ground. The homeowner and architect should target a final structural design, ready for the steel subcontractor, on or before the start of excavation. Once the foundation is started, any substantive change to the steel superstructure can bring the job to a halt and easily add months to the project duration.

Structural Concrete Floor Slabs
If a homeowner and architect decide to use a steel superstructure, they can use a wood-floor framing system (supported on the steel frame) or a structural concrete floor slab.

The structural slab is typically found in multi-story light commercial buildings. It is created by installing a series of steel pans between the superstructure beams and then placing approximately four inches of structural concrete on top of the pans to create the floor system. The result is a very quiet, strong, and rigid floor system.

The technical and design benefits achieved by using a concrete floor system include:

• A fully rigid structure with no flex in the floor system and minimal vibration and noise created by people walking, playing, or exercising in the house (many homeowners like this sort of floor)

• Excellent sub-floors for supporting inflexible finishes such as floor tile and marble

• Minimal thickness for the floor system: This helps create an open gallery for the house utility infrastructure between the ceilings of lower floors and the floor systems of upper floors.

• The minimizing of post-construction settlement and house movement

• The ability to take full advantage of the rigidity of the steel superstructure. The concrete floor system can easily be made stronger in specific locations, where needed ,by adding reinforcing steel within the slab, or making the slab thicker.

Complexities
There are, however, some negative aspects to concrete floor slabs. Steel-pan and concrete-slab structures do not have the same thermal properties as wood, and, through their direct connection with the steel superstructure and the exterior façade, tend to be colder in the winter than a wood flooring system. In some cases this impacts the energy calculations for the house and requires additional insulation measures.

Another disadvantage: Some HVAC engineers recommend installing radiant heat for floor warming when a concrete floor slab system is used. This adds cost to the project, since most houses install radiant heat only in select locations and not throughout the entire house (tall foyers and bathrooms are most common). Furthermore, the radiant heat needs to be isolated from the floor structure so energy is not wasted trying to heat the entire structural floor and framing system. Most often, a heat deflector or an insulation layer is placed between the slab and the radiant heat to direct the heat upward into the living space.

Concrete floor systems also create complications when hardwood flooring is to be installed. In a conventional wood flooring system, the hardwood floors are nailed directly into the wood sub-floor system. But when hardwood floors are installed over a concrete floor system, wood sleepers or thick plywood underlayment must be affixed to the slab to provide a system for nailing down the wood flooring.

The inflexibility factor. A concrete floor slab system, like a steel superstructure, requires early decisionmaking. Before constructing concrete floor slabs, the builder must identify all openings in the floors. This includes openings for stairs, shower and toilet drains, plumbing risers, all electrical wire paths (power, communication, data, audio, video, etc.), chimneys and vent stacks, and all HVAC ductwork, vents, and piping. Each penetration size and location will be evaluated by the engineer to determine if box-outs or sleeves are sufficient for creating the necessary voids in the concrete slabs, or if special braces or thickened slab areas are warranted at some of the larger openings.

Costs
A concrete slab floor system is not always more expensive than conventional wood flooring. When wood prices were driven up by the reconstruction efforts in Afghanistan and Iraq and by the rebuilding efforts following the Florida and Gulf of Mexico hurricanes, a concrete slab system was actually more cost-effective. However, the complications discussed above, including energy calculations, wood flooring installation, and radiant heating (if desired by the homeowner), can have a significant cost impact. If a homeowner truly values the benefits provided by the concrete slab system, these additional costs are usually a reasonable tradeoff.

The concrete slab system’s biggest potential complication is the difficulty of making changes to penetrations in the field, after the installation of the slabs. With a wood floor framing system, all modifications can be made by a carpenter, and most can be designed on site between the carpenter and the architect, using direction provided by the building code about headers, joist hangers, and acceptable framing details.

In contrast, every slab penetration made or adjusted after the slab is in place needs to be reviewed and approved by the engineer. Changes often require additional bracing and special infill details to patch old penetrations that no longer will be used. Implementing a change frequently requires the services of a concrete cutter, a steel erector or welder, and a mason (if you are relocating a penetration and need to patch the old hole). The most common culprit is the HVAC design and determining the exact locations of air supply and return ducts. To properly locate HVAC vents, the homeowner, decorator, and architect need to locate all draperies, area rugs, recessed light fixtures, floor borders and patterns, and furniture. Since the structural floor slabs are part of the very early stages of construction, it is often a tall order for homeowners and their design professionals to create a final interior design so early in the process.

If a house is going to employ a steel superstructure and concrete floor slabs, the best way to control costs is for the homeowner and architect to complete the full design of the house, including the design of the interiors, prior to the start of construction. Otherwise, the cost of rework and delay can be staggering.

Metal Wall Studs
As a natural extension of the steel superstructure and the concrete floor slabs, metal wall studs are showing up with more frequency in some of today’s advanced homes.

The major benefits of metal studs are that they are perfectly straight, extremely strong. and do not twist, bend, or bow, as wood studs do as they age and dry out. Furthermore, in climates where extended heating seasons are countered by hot and humid summers, a natural product like wood is constantly in a state of flux.

All of these features become especially beneficial when wall heights start to exceed 10 feet or the design calls for extremely delicate finishes. In addition, metal studs are lighter than wood and have predrilled/punched penetrations that allow easier access for plumbers and electricians to run their lines.

On the downside, metal studs do need wood blocking and infill in places where typical wood framing would have been sufficient for installing trim, shelves, small doors, and other light installations. Internal headers and box-outs for windows, doors, utility penetrations, and other framing details with steel studs are essentially done as an assembly in place. As with the other commercial technologies, metal stud framing is less tolerant to changes than is wood framing. A wood-framed wall can always be adjusted by cutting out certain portions or nailing additional members to the existing members. Adjustments to a metal-framed wall (especially a complicated wall with multiple openings or alignment changes) usually require the disassembly and full rebuild of a wall section.

Generators
Many parts of the country are routinely experiencing power outages due to rolling blackouts (caused by our aging electrical distribution system) and downed power lines (due to the advancing age of trees growing too close to power lines). Fairfield and Westchester counties have been particularly hard hit in the past couple of years. It is becoming almost commonplace to install a generator of some size when a large home is constructed.

Many homeowners are putting refrigerators, garage-door openers, well and sump pumps, security systems, wine cellars, critical heating systems, minimal interior house path lights, and critical bathroom lights on backup generator power.

It is even becoming common for homeowners to put full HVAC systems (air conditioning requires the most power), a select number of power outlets, and all the house lighting on backup generator power.

A few homeowners building large homes are putting their entire house on backup power—including guest rooms, media rooms, all outlets, all kitchen appliances (including microwaves), etc. This may not sound particularly difficult, but some of today’s mega-mansions (houses 15,000 square ft. or larger) are installing 1,200 –1,400-amp electrical services (or even larger systems). To put this in perspective, a new 4,000-square-foot home, fully air conditioned, with an in-ground pool, is typically built with 400-amp service. There are more than a few custom houses in the Greenwich, Connecticut, area that are actually installing 1,800 amp (or larger) services.

Here’s an indication of how powerful such a system is: A 300-kilowatt (kW) generator is needed to satisfy the power needs of a complete 1,200-amp electrical service. In fact. the largest available residential-grade generator from Onan and Generac (two popular manufacturers) is a 150-kW model. These companies classify any generator in excess of this size as a commercial-grade generator. Even the largest residential-grade generators are sizable (10 feet long, 3.5 feet tall, and 5 feet wide). But commercial-grade generators can be massive: A 300-kW generator can be nearly 15 feet long, 7 feet high, and 7 feet wide. Homeowners (and their landscape architects) have a tough time finding an appropriate location on their property even for a large residential generator, let alone a monstrosity like a 300- or 400- kW generator.

Complexities
Generators that are 150 and larger are difficult to permit and difficult to support with a suitable fuel source. Most residential generators prefer to run off of liquid natural gas (through the public gas company) or propane. Once generators begin exceeding 150 kW, the public gas supply is usually insufficient in residential areas, and installing an appropriately sized propane tank also becomes a challenge. Generators of excessive size usually rely on diesel fuel only, and can require tanks in excess of 500 gallons.

To meet permitting requirements, all generators must meet strict property setback restrictions and noise ordinances. Most towns require that generators be located within building setbacks, so the options for placing generators away from the main house and out of sight are often limited. Furthermore, most towns require that the noise of a generator be no more than 50 decibels at the property line. This becomes extremely challenging when excessively large generators are used—and even more difficult with diesel generators, since they produce more noise per kW than gas or propane fueled generators of the same capacity.

Nevertheless, if a homeowner truly wants full backup power, arranging for it is possible, in most cases. However, using backup power can be extremely challenging for homes with electrical services in excess of 700 amps (the maximum output from a 150-kW generator is approximately 625 amps). Since most houses that are 10,000 square feet or larger are built with 800-amp services, homeowners building a large houses often decide to prioritize the power functions in their house and put only a portion of the full house electrical loads on back-up generator power.

Choosing partial backup
Working with an electrical engineer, a homeowner can determine the tradeoffs between various sizes of generators and what household items can be supported on backup power. Here are the issues to be considered:

1. What do you want covered if you choose minimal (emergency) backup? Minimal backup should include pumps, refrigerators, security system, and critical heating zones to avoid frozen pipes in the winter. Determine with your electrical engineer the size of the generator required to support these items. For most large houses, minimal backup can usually be satisfied with a 35- to 50-kilowatt generator (even for the largest houses).

2. Evaluate the available public gas service you have at your home, and consider how big a propane tank your space could accommodate. Most homeowners prefer an underground tank, if it’s allowed. Determine how large a generator can be supported by the gas service or the appropriate-size propane tank. The generator most likely will have some additional capacity than the power needed to support the minimal emergency-backup items listed in item 1 above.

3. Identify the dimensions of the generator in item 2 above. Locate the generator on your site plan and consider how much noise it produces (the manufacturer will supply this information). If it produces less than 50 decibels, you can locate the generator anywhere within your building setback. If it produces more than 50 decibels but less than 55 decibels, you may need to enclose the generator within a fence to mitigate the noise. It also may be a good idea to avoid locating it directly against a structure that can deflect noise toward the property line. In most cases you can enclose the generator within a standard fence, as long as the fence is tight to the ground, has no gaps or spaces, and is taller than the unit. This should allow the noise to be at or below 50 decibels at the property line. If the unit is louder than 55 decibels, you need to engage the services of a sound engineer and most likely implement more complicated noise control measures.

4. Once you can satisfy items 2 and 3, your electrical engineer should be able to give you guidance on what else you can operate on back-up power. This should be more than the absolute minimum, but don’t be surprised if it does not approach the amount of power required to run the entire house.

Three Phase Electrical Systems
This topic that is beyond the expertise of most architects and builders—including me, and I am a construction project manager. Therefore, I will keep this simple (which is easy to do, since even the following explanation exhausts my knowledge of the subject). Still, you, the homeowner, should be be armed with a few key questions so you can at least make sure your design professionals are considering all options.

Simply put, most homes are on single phase electrical service. This is a standard double “hot” line that brings power to the home. With three phase electrical service, a third “hot” line is provided so the electrical system has three hot lines for the dwelling to draw from. The third hot wire provides more power and reduces the amperage requirement. A three phase electrical system can reduce the size of the electrical service by approximately 30 percent. For instance, a 1,600-amp single phase service can be reduced to 1,100 amps with a three phase service.

The implications are threefold:

• Equipment runs more efficiently

• The size of equipment (mechanical and HVAC equipment, in particular) can be reduced measurably.

• The electrical usage and operating costs are reduced.

In urban areas, most commercial buildings are operated on three-phase electrical power. It is becoming increasingly common to have three-phase power extend from the urban portions of a town to certain rural portions within the same town or an adjacent town. This is most common along the routes of the main feeder lines running to and from the urban sections of town.

Most homes do not have the option to tap into a three- phase electrical system. However, if a new home has access to three-phase service and the size of the projected single phase service is approaching 800 amps or greater, it is worth a closer evaluation of the potential to use three phase service by the homeowner's electrical engineer.

Summary
Many other residential design elements have become more complex in recent years. This article has tried to touch on the major elements that are encountered by most homeowners who are planning to build large houses in the near future. In “Bones of a Mansion,” in the Spring 2007 issue of The Modern Estate, I stressed the importance of finding the right set of professionals to help you with the design and construction of your project. There are many other design decisions that can have a great impact on the ultimate quality of your new home, as well as the ultimate cost and schedule for implementation. Homeowners should also ask their design professionals about central chiller plants, smart house technology (HVAC control, pool controls, AV, lighting control, shade control, etc.) and various security options.

The bottom line: If you choose to implement a project with a steel superstructure, concrete floor slabs, and metal stud wall framing, you must be scrupulous about completing the full set of design documents, including interiors, before construction starts. Only if this prudent step is taken will you realize the considerable benefits of these three technologies without risking major cost increases and months of delay.

Robert G. Brunetti, PE, is Director of Construction Services for Pecora Brothers, Inc., a custom-home builder and project management firm located at 67 Holly Hill Lane, Suite 300, Greenwich, Connecticut. 203-863-9555 x 110 rbrunetti@pecorabrothers.com www.pecorabrothers.com

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Greenwich YMCA's $36M
expansion on track

By Neil Vigdor
Staff Writer, Greenwich Times
Published July 7 2007

Looking to make a splash with swimmers, the Greenwich Family YMCA is targeting the end of September for the completion of construction on its new Olympic-size pool, with an open house to follow at the start of October.

"We really want to sort of invite everyone in," said Kate Petrov, a YMCA spokeswoman.

Petrov said the first phase of the ongoing expansion project was on schedule and within its $36.5 million budget. Though YMCA officials previously mentioned an August opening date, those involved with the project said their goal has always been to have the facility ready for the fall swim season.

With the pool as its centerpiece, the first phase of the project includes the construction of a new child-care center at the East Putnam Avenue recreational facility, expansion of its fitness center, addition of a new elevator and opening of a new administrative suite on the building's third floor.

Two new locker rooms also constructed as part of the project are scheduled to open at the same time as the pool, to which they will be connected. But an underground parking garage beneath the pool building may not be open in time with the rest of the facility.
Petrov downplayed the potential impact a delay would have on parking at the YMCA, which she said offers free valet parking for members during the day and has use of a lot across the street at the Bank of New York during the evening.

"I think it's been pretty OK," Petrov said.

Rob Brunetti, who is managing the project, said the natatorium housing the swimming pool is about 60 percent complete.

Construction workers will spend the next few months finishing the building's exterior, tile work on the pool and installing heating and air-conditioning systems.

"It's tight, but they've been holding to the schedule," Brunetti said.
The pool itself will hold about 660,000 gallons of water, which will be brought in about two weeks before the opening so the chemicals can be mixed properly.

"Everyone's excited to watch this thing come into its own," Brunetti said. "There's been a lot of user interest. The phone is ringing off the hook for people looking to rent lanes."

The YMCA has spent $21 million on the expansion project since ground was broken in August 2006, according to Petrov. An ongoing capital campaign helped raised $15.5 million for the project, including $1 million recently given by an anonymous donor, according to Petrov, who said the issuance of $20.2 million in municipal bonds would pay for the balance of the expansion's first phase.

Petrov said the recreational facility is still looking to raise the $8 million to $10 million needed for the second phase of the project, which will include the construction of a new gymnasium with underground parking. The YMCA is hoping to raise money for the project from its annual golf outing in September and annual gala in January, but may have to delay the second phase if fundraising falls short.

A final decision on whether to proceed with the second phase of the expansion has not been made.

"We're hoping for a decision by the end of the year on the gym," Brunetti said. "That's about when we would want to break ground."
A decision whether to go forward with the project will coincide with a leadership change at the YMCA. Last November, YMCA President and CEO John Eikrem announced his plans to retire this summer after 10 years on the job. Eikrem's successor has been hired but won't be introduced until later this month, according to Petrov, who said the outgoing YMCA head will remain on the job until September to ensure a seamless transition.

Despite noise from the construction and reduced access to some areas, YMCA officials have said the drop-off in members hasn't been as drastic as some predictions. The facility has 6,000 members, an 11 percent drop-off since the August 2006 start of the project, according to the YMCA.

"I think our members are pretty patient," Petrov said. "They've been really great with everything."

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Pick me up, Put me down
McMansion finds a new home one block over
By Isabell Ghaneh, Greenwich Post Correspondent,
published June 28, 2007

If Pedro Almodovar filmed the recent relocation of a new McMansion he might title it Pick Me Up – Put me Down. That’s what happened last week, as a more than 8,000-square-foot McMansion moved 300 feet from Doubling Road to 16 Boulder Brook Road (sans all the spicy Spanish angst, of course, and Antonio Banderas.)

Rather than tear down a newly constructed stick-built McMansion, Joseph Pecora of Pecora Brothers, sold it and moved it to a new location. Mr. Pecora and his brother Sylvester have been in the building, construction and real estate industry for many years.
Mr. Pecora hired the Nicoholas Brothers to move the McMansion. The Nicholas Brothers have been in business for more than 100 years and have a lot of experience. Their most recent project: Move a hangar at JFK airport.

“The owner of the property at Doubling Road just wanted the property, not the house, so he bout the hose and property with the intention of tearing down the house,” saide Beverly Toepke of Greenwich Fine Properties, who explained the scenario to the Post. “Joe Pecora bought the house from him and moved it to the lot Joe owns at 16 Boulder Brook. Joe sold the house on Doubling Road and the lot at 16 Boulder Brook to the new owners, represented by Susan Connal of Coldwell Banker. Joe then moved the house from the original location on Doubling Road to Boulder Brook.”

The house that was moved was never listed and never lived in. Ms Toepke represented the seller, and said she “knew of a broker in town who had a potential buyer who fit the profile for the house. The buyer saw the house, loved it and made an offer.”

“The new buyers had seen the house while it was still on Doubling Road,” Ms. Connal said. “I met Beverly Toepke at an open house for agents. At certain price points open houses have agents present who have buyers at those prices. I contacted her and she said she had a house that would be torn down.”

“It’s a brand new house,” Ms. Toepke said. “Joe said don’t tear it down, I will buy the house if I can move it to a piece of property I own. He moved the house to the other side of the property over to Boulder Borrk. Joe agreed to move it. Joe facilitated the deal. The house sold for roughly $6 million.”

Mr. Pecora said he “paid to move the whole shebang.”

This is the first time I was involved in anything of this type,” Ms. Toepke said, attesting that she enjoyed the process. “I would do it again. The house got there safely and in one piece. I worked with Joe for eight years and I am confident about the quality of his work. He does a sound and solid business. You trust Joe will do the job properly, since he does not cut corners. It’s a win-win situation for everyone; everyone has benefited by not tearing the house down.”
Mr. Pecora said he had to close out all the old permits properly and open up another building permit to complete the move. The process with all the town departments took three months to complete.

“Joe did a lot of research to be sure the structural integrity of the house wouldn’t be compromised,” Ms. Connal said. “The house was rotated 180 degrees to change the light in the front of the house. The garage will be on the northern side of the house and the back of the house will get the western light.”

Ms. Connal said that the actual moving process was “quite something to see.”

One guy runs all the hydraulics from a truck. The wheels under the house boost the house up. There is a hydraulic post under the house. The wheels start spinning, they turn a little equalize on all levels, then turn again.

A new foundation will be laid in the new location and house will be lowered onto it.

Mr. Pecora said the Nicholas Brothers design their own wheel system. They used 747 airplane tires to roll the house. It took 40 wheels to move the house approximately 300 yard. It took two full days to move and three months to prepare to move.
“I had t first prepare the new house’s location,” Mr. Pecora said. I built a road between the existing locations.” That road had to have a 10% incline.

On the day of the move, John Christopherson stood looking on with camera in hand. He lived at 16 Boulder Brook for 32 years until 2006.

“Lots of neighbors viewed the move,” Mr. Chrisopherson said. “I wanted to see it happen. An ex-neighbor called me the day of the move. It was an amazing thing to watch. All the bulldozing to make the road between the properties took considerable effort, since the are between the properties is very rocky. They needed a lot of bulldozing and blasting and filling of gravel.”

Mr Christopherson said the property on Doubling was the old Bolling family residence.

“The Bolling Mansion was built in 1913 and had 56 rooms and 13 fireplaces,” he said. “It was demolished one year ago after changes hands several times. The statue on Greenwich Avenue opposite the post office is of Capt. [Raynal C.] Bolling, the first American officer killed in World War I.”

This time, history did not repeat itself and the new house has a new home on Boulder Brook.

Mr. Pecora said he would do a deal of this sort again.
“This process created value,” he said. “There are very few deals left in town to make money. One has to use imagination.”

For more information visit pecorabrothers.com or nicholasbrothers.com.

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