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KS Engineers, P.C.
KS Engineers, P.C.
EXECUTIVE SUMMARY
KS ENGINEERS, P.C., (KSE) performed an Engineering Inspection of the RIOC Sportspark
Recreational Facility, Roosevelt Island, NY, on August 30, 2013 to assess the overall physical
condition and degree of obsolescence of the buildings structure and heating and ventilation
systems. The survey was conducted to determine the overall condition of the faade, roof, and
mechanical systems/equipment and to identify structural and non-structural deficiencies.
KSEs primary task was to determine the condition of the Sportspark structure. Based on the
results of our inspection, we have concluded that the structural elements of this facility are in
good condition and require only minor repairs. KSE has identified Priority Projects and LongTerm Projects which are itemized in Section 7.0 - Cost analysis and Section 8.0 - Feasibility
analysis followed by supporting documentation in Appendices A and B. Based on our
observations and evaluation, we believe that the RIOC should consider renovating the structure
rather than replacing it for the reasons identified in the feasibility section of this report.
This inspection has revealed water infiltration as the main source of visible damage to both the
interior finishes and exterior faade failures. Therefore, we recommend priority repairs that
include the replacement of Upper and Lower Roofs, partial re-pointing of the interior parapet
masonry, replacement of the skylights and associated curbs, and the metal parapet coping.
Our next concern involves the condition of the masonry faade along the south elevation. The
irregularity of the surface brick is an indication of attachment failure caused by the
aforementioned water infiltration and resulting corrosion. KSE has evaluated the cantilevered
wall sections at the Natatorium and Gym locations. We recommend removal of the masonry
faade brick and CMU infill and replacement with a translucent panel system. This material
will provide natural lighting and provide the added benefit of complying with green, LEED
requirements. Due to the reduced loads on the pre-cast concrete spandrel, the tubular steel
support columns can be removed.
The remainder of interior and exterior repairs has been prioritized in the Appendices. KSE has
also compared our findings with the previous 2008 inspection report to aid in determining the
degree of increased or stabilized deterioration noted. The Appendices provide various cost
estimates and we have also identified individual projects for your consideration.
The Sportspark is a two-story, 74,254 square foot facility which was completed in 1977. The
original, masonry two-story facade at the Sportspark is in fair condition and illustrates signs of
masonry veneer delamination. The east and west elevations are dual-level due to the undulating
site terrain. These facades are in good to poor condition with signs of material delamination
and control joint deterioration. There are several areas of faade veneer adhesion failure and
other areas where repairs have been made. The veneer surface has been removed on an entire
upper faade section at the north elevation and has been resurfaced with a painted, metal panel
system. Galvanized steel tubes have been installed at mid-points at the cantilevered section
along the south elevation between the reinforced concrete columns. This installation was
completed as a precautionary measure to provide support to a deflecting masonry veneer
relieving angle. Generally, all building control/expansion joints are deteriorated and in poor
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condition. Additionally, the masonry facade veneer illustrates signs of attachment failure at
various parapet locations as well as all elevations.
The interior Architectural deficiencies consist of deteriorated finishes, damaged and missing
acoustical ceiling elements, damaged plumbing fixtures and appurtenances. The majority of
interior deficiencies noted in this report appear to be connected to use and age. Exterior issues
consist of or involve three of the buildings major components; the roof, the faade/windowwalls, and mechanical equipment. This report identifies those deficiencies and provides an
approximate degree of obsolescence and recommended repairs with associated budget costs. It
is recommended that repairs be scheduled according to the recommended priority categories
noted since many of the deficiencies are linked and result from a single source.
Deficiencies associated with the exterior site include incorrect grade slope, missing or damaged
concrete curb and walkways and concrete surface deterioration. ADA ramp condition is not
included or addressed in this report. Most of the grass areas adjacent to and extending from the
building slope away from the foundation. The concrete walkways adjacent to the Sportspark
Facility appear to be in good condition but are expected to require periodic maintenance and
replacement.
In general, no significant signs of structural distress or excessive deflection were observed
within the major load bearing members; including cast-in-place/pre-cast (CIP/PC) columns and
long span pre-cast double tees. However, moderate structural deficiencies were observed at
isolated locations.
Water stains and moderate deterioration were noted at the underside of the roof diaphragm.
Hairline to moderate cracks and spallings were noted within the interior and exterior concrete
slabs and the non-bearing concrete masonry unit (CMU) walls for both the first and second
floors. Minor deterioration, spalling and abrasion within the reinforced concrete (RC) columns,
specifically at the south elevation, are evident.
The roof inspection has revealed numerous deficiencies and has provided background
information on the installed materials and expected life spans. The roof has three distinct
sections and has been surveyed as such. The roof system on Sections 1 and 2, the lower roofs,
is a Built-Up Roof (BUR), over 2 of insulation over concrete decking. The age of these roof
sections appears to be original to the building construction and is estimated at 36 years.
Deteriorated roof membrane and un-sealed, metal parapet coping joints were observed. Urgent
repairs, annual inspections and regular maintenance may extend the life of this material by
several years but full replacement is recommended from a life cycle cost analysis.
Roof Section 3, the upper roof, is a ballasted EPDM, single-ply membrane roof over the
original BUR roof and insulation over Tectum plank and concrete roof decking. This material
was installed over the central building section. The age of these roof sections is estimated at 28
years. Recommended repairs, annual inspections and regular maintenance may extend the life
of this material however, only immediate repairs are recommended and this roof should be
replaced in 2013.
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The electrical system and components were functional and observed in satisfactory condition.
Branch circuit panelboards with molded case circuit breaker devices are located throughout the
facility. As with the main distribution equipment, the panelboards are original to the building
and are approximately 36+ years old. Generally, these panelboards are in satisfactory condition.
Life expectancy for this type of equipment is 40+years. However, remote panelboards subject
to varying interior environmental conditions are corroded and near the end of their life
expectancy.
We recommend that an infrared survey be conducted of all major electrical equipment
including all main & distribution switchboards, and all branch circuit panelboards to identify
any issues that require remediation. We also recommend that an electrical maintenance
company be brought in to perform maintenance on this equipment in accordance with NEMA
guidelines.
Lighting systems throughout the facility consist of mainly fluorescent and incandescent fixtures
in the general and utility areas and Metal Halide HID fixtures in the pool and gym areas. In
general most of the existing lighting installation is in poor condition. Most public areas are
poorly lit. Fixtures are both inappropriate to their installed locations and not energy efficient
units. We recommend that the lighting systems be upgraded with modern energy-efficient
fixtures to improve the performance and reduce operating costs.
The Sportspark is served by various air handlers with hot water coils. Additional heating is
provided by hot water finned tube convectors located mostly in corridors, stairwells, and
locker/toilet rooms. Steam has been provided by an off-site Central Plant which will be
discontinued in October 2013 according to information received from the RIOC Facilities
Department. The RIOC is currently planning for the installation of temporary boilers located
on-site. Cooling is only provided to the lobby, offices, and squash courts via an air handler with
a DX cooling coil and outside air-cooled condensing unit.
Pumps, tanks, and heat exchangers are original to the building and, visually, appear to be
functioning satisfactorily. Equipment throughout the pump room is corroded with deteriorated
or missing insulation. We recommend replacement of all equipment and piping in this room.
The adjacencies of intake and exhaust fans violate code and the fans should be repositioned.
Air handlers are original to the building and appear to be in need of maintenance or repair. All
air filters were dirty and need to be replaced. Miscellaneous equipment such as motorized
intake louver dampers are broken and disconnected. We recommended replacement of the unit
serving the pool area with a proper fresh air de-humidifying unit. A dehumidifier will provide
proper humidity control to help prevent mold, mildew and moisture from ruining the building
structure and also maintain desirable comfort levels.
We recommend that all existing air handling units be replaced with new since they appear to be
at the end of their useful life cycle. We also recommend conversion from existing pneumatic
controls to digital.
City water and steam presently enter the building from below ground in the basement
mechanical room adjacent to the pool filtration room. The city water is piped to a steam water
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heat exchanger where it is converted to domestic hot water. The city water and domestic hot
water are piped throughout the building to serve toilet rooms, showers, sinks, water coolers and
hose bibs.
Sanitary and vent piping serving plumbing fixtures is piped through underground chases. The
routing of the piping could not be observed. The sanitary and storm piping that was visually
observed appeared to be in satisfactory condition. We recommend that all underground sanitary
piping be visually inspected using a camera to determine the existence of any obstructions. The
plumbing systems were generally in good condition with some exceptions that are noted in this
report.
Plumbing fixtures observed in restrooms and locker rooms appear to be functional and in
satisfactory condition. Although several projects have been completed since the previous 2008
report to install ADA compliant fixtures and shower stall equipment, the majority of the
facilities and components within the Sportspark are non-compliant. A detailed description and
explanation of violations by location is contained in this report. We recommend a complete
analysis of restroom and shower areas in consideration of renovations to comply with ADA.
The report contains conclusions concerning the causes of the noted deterioration and
recommendations for the rehabilitation of the components and elements of the building. The
repair procedures contained in the recommendation section of the report outline the general
extent of the required rehabilitation work. The presentation of these conceptual repairs does not
preclude the necessity of performing further investigation and preliminary design work for the
purpose of establishing the complete scope of work and the final rehabilitation design.
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Description
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Outside Air Intake Damper Motor with Broken Linkage, East Mech. Room.. 44
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P-6
Dual steam control valves for pool heat exchanger Bsmt Mech Rm..
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R-33 Typical condition of metal coping system, east and west roof sections.
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R-34 Typical roof top equipment located on both east and west roof sections
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R-35 Typical roof drain condition located on both lower roof sections........
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INDEX OF DRAWINGS
Dwg. No.
1
2
3
4
5
6
Description
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LOCATION MAP
RIOC
Sportspark Facility
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SCOPE OF WORK
While surveying a building, our inspectors endeavor to maintain a pragmatic approach to the
methodology of project identification and priority designation. That is, the inspectors try to remain
as impartial and objective as possible in making decisions, thus minimizing personal preferences
in design or financial strategies.
Information contained in this report was obtained by means of interviews, cursory document
review and on-site visual inspection only. The report is not intended to be an exhaustive research
of all potential problems that may exist. Inspection of an existing property requires that certain
assumptions be made regarding existing conditions. Some of these assumptions may not be
verifiable without additional expenses for destructive testing, which was outside the scope of this
inspection. Some issues discussed may require further study to fully assess their magnitude and
costs. Solutions rendered are based on the professional experience of KSE staff and industry
standards and may not reflect all potential solutions available.
CODE COMPLIANCE ISSUES
A formal code study of the subject building was not included in the scope of this inspection.
Where obvious safety hazards were discovered during the inspection of subject buildings,
corrective actions were proposed and included in this report.
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INFORMATION GATHERING
KSE staff members utilized the following methods to gather information which is used to analyze
construction, renovation, and maintenance projects.
Engineers make inspections of the building included in the scope of this inspection. Each
building element receives a thorough visual inspection. No destructive testing was
performed. Only those items readily viewable were inspected however, our inspectors did
view conditions above suspended ceilings. The inspectors take note of the composition
and condition of specific structural, electrical and mechanical systems.
Facility maintenance staff is interviewed to gain insight from their knowledge and
familiarity of the building and its systems.
Available existing drawings and reports are reviewed.
Digital photographs are taken of equipment and/or in areas in need of repair or improvements and
to document existing conditions. Photos are cataloged for future reference.
The masonry-faced exterior of the building was inspected hands-on at multiple locations. The
remaining areas were inspected visually. The areas above the metal-splined ceiling were inspected
visually and were completed from the floor level.
Field notes were recorded on plans, sketches and tables. Photographs were taken of significant
and typical deficiencies.
C.
Hands-on
Inspection
Visual
Inspection
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Substandard Component or material has an acceptable level of damage or deterioration for its
age. Overall functions as intended but some portions may be deficient to a
degree. May not meet current design or code standards but it does not pose an
unacceptable risk to life safety. Appearance may detract from the surroundings
in isolated areas. Anticipated corrective action needed within the next 1-5 years.
The component or system is sound and performing its function, although it
shows signs of wear and may require some minor repairs, mostly routine.
Deficient
E. INSPECTION TERMINOLOGY
The following terms are typically used during inspection to describe the condition of the structural
members.
1) STEEL MEMBERS
a) Corrosion
Minor (or Light) light surface rust.
Moderate Rust that is loose and flaking with some pitting. This scaling or
exfoliation can be removed with some effort by use of a scraper or chipping
hammer. Element exhibits measurable but not significant loss of section.
Severe Heavy stratified rust or rust scales with extensive pitting. Removal
requires significant effort and may require mechanical means. Significant loss of
section.
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Description
The Sportspark Recreation Facility, Roosevelt Island, NY, was originally opened in 1977 and
renovated in 1997. The 30,000 SF structure consists of a 2-story east wing with administrative
offices, restrooms, and lobby on the first level and kitchen, cafeteria, restrooms, and classrooms at
the second level. The 1-story west wing contains classrooms, conference area, student services,
and restrooms. There is a full basement beneath the first floor with exception to approximately
5,000 SF beneath the northeast addition. The northeast addition was constructed with no basement
as a slab-on-grade.
Each floor of the 2-story east wing comprises approximately 6,500 square ft. of space including
the area for elevators, stairs, utility rooms and bathrooms. The below grade basement extends
beneath the first floor of the building and consists of approximately 18,500 square ft. The first
floor roof level is accessed through a door in the kitchen on the second floor. There is access to the
second floor roof via a ladder at the exterior, first floor roof. There are 270 surface parking spaces
at various lots surrounding the building.
The building facade consists of exposed aggregate stucco, aluminum and glass window walls and
Exterior Insulation Finishing System or EIFS.
1.2
Overall Condition
Facade: The failing north faade masonry veneer has been removed since the 2008 inspection
report and replaced with a painted aluminum, metal panel system. The CMU masonry back-up
parapet walls were not visible at the time of this inspection. Therefore, their condition could not
be evaluated. Recommendations regarding destructive probes to determine the presence of
anchoring will be addressed in the Structural Section of this report. The south, east, and west
parapet walls remain in fair to poor condition as noted in the previous report.
Recommendations based on further investigation to the north faade parapet will be applied to
all parapet locations. The expansion joints are misaligned in both the horizontal and vertical
direction due in part to the delamination of masonry faade veneer. The expansion joints should
be re-established following faade restoration.
Glazed Windows/Walls: Large aluminum/glass window walls are located at the north
elevation entrances. The windows throughout the facility are single-glazed and do not comply
with the present NYS Energy Code. Recommendations include replacement with insulated
units. Vaulted, acrylic skylights remain in fair to poor condition and should be replaced. Water
staining at the interior illustrates evidence of water infiltration through the skylight units and
curbs. We recommend the installation of Kalwall products that are highly insulating,
translucent structural composite sandwich panels that diffuse light-transmission and provide
structural integrity. Kalwall products are ideally suited for recreational facility applications.
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Interior Walls: The interior CMU walls are covered with paint, and ceramic tile finishes.
There are also several areas of painted gypsum wall board partitions. The interior areas along
the exterior walls illustrate water infiltration. Restroom and Locker Room locations have areas
of loose or missing ceramic wall tiles as a result of fixture mounting partition attachment, or
general use failure issues. The innermost partitions illustrate finish issues that appear to be
cosmetic or as a result of normal wear-and-tear. Several repairs have been completed since the
2008 inspection that include the replacement and/or re-attachment of ceramic tile associated
with ADA compliance renovation projects.
Locker Rooms / Restrooms: The previous report noted ADA accessibility issues including
entry clearances, plumbing fixture types, heights, and controls. Several of these issues have
since been resolved based on projects completed since the report was issued in 2008. Our
inspection noted the installation of ADA shower and toilet stalls including fixture and controls
accommodations. No changes were noted in overall entry/exit clearances. The Plumbing
Section of this report will address ADA issues in more depth. Walls, flooring, ceilings and
locker room fixtures are in fair to poor condition. Full renovation to these facilities is
recommended.
Doors and Hardware: The previous report noted ADA issues with regard to door hardware.
Replacement of doors and hardware is recommended.
2.0
STRUCTURAL
2.1 Description
The existing structural drawings, containing foundation, and superstructures and details, were
provided to KSE prior to our visit. According to the drawings, the subject building was
designed and constructed circa late 1977 by Geiger Berger Associates, P.C. Reinforcing
designs recommended by BL Companies in 2008 has also been in place prior to our inspection.
2.2 Superstructure
The Sportspark facility is a low-rise reinforced concrete (RC) construction comprised of castin-place (CIP) RC foundation and precast/pre-stressed concrete (PC) roof diaphragm.
According to the existing structural drawings, a minimum 3,500 psi and 5,000 psi strength
concrete is used for the CIP and PC structures, respectively. Non-bearing concrete masonry
block (CMU) walls are used as partition as well as back-up walls behind the faade. Brick
veneer and parapet are installed encompassing the perimeter of the building, except the north
elevation where the masonry parapet has been removed and replaced with light-gage back-up
metal panel assemblies lately (See Photo S-1).
Findings:
In general, no significant signs of distress or excessive deflection was observed within the
major load bearing members; including CIP/PC columns and long span Pre-Cast double Tees.
However, moderate structural deficiencies are observed at isolated locations:
General
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In the South elevation where the existing non-bearing CMU wall and slabs are damaged, these
structural elements should be repaired or replaced as required. Where the walls and slab exhibit
moderate to severe cracks, the void should be cleaned, prepared, and re-pointed with same
strength mortar. All repair of replacement material should match the installed materials.
As for the existing parapet, it is recommended that an exhausted inspection to probe into the
wall base be performed to verify and ensure that the existing walls are secured to the existing
roof spandrel RC beams with proper dowels as required. Based on the explorative inspection
result, KSE will be able to provide more accurate assessment based on an elaborate analysis.
2.3 Foundation
Findings:
In accordance with the existing Structural drawings that were provided to KSE, the foundations
of the subject building are comprised of conventional shallow foundation utilizing spread
footings at columns and concentrated loads and continuous walls at exterior and interior walls.
At the majority of locations, the load bearing members bear directly on sound rock. Since there
are no observed signs of settlement or displacement in the building structure that can be
directly attributed to the foundations, the foundations are deemed to be good condition.
Recommendations:
N/A
2.4 Floor Slabs
According to the existing structural drawings, 5 to 8 slabs on grade were constructed as the
level one finished floor. Ten-inch and eight-inch framed slabs were installed at the second floor
to support office; class room and multiple purposes use live loads.
Findings:
Given the age of the subject facility, the condition of the floor slabs including framed slabs at
the second floor and the slab on grade (SOG) at the first level is deemed structurally
acceptable. While moderate cracks, physical damages and concrete spalls are evident, (See
Photos S-17, S-18). The magnitude of these defects is considered moderate and can be
retrofitted via cost-effective repairing/reinforcing methods.
Recommendations:
At the concrete slab on grade, where the cracking, and/or spalls, and deterioration within the
coatings or topping materials within the concrete slab on grade are aesthetically unacceptable,
pose a serviceability issue, or may be subjected to frequent wetting or exposure to moisture at
the swimming pool areas, it is recommended that these conditions be repaired.
The cracks within the concrete slab should be repaired, with the selection of the repair method
based on the use, exposure, and anticipated conditions. Where the slab is subject to live loads,
structural repair of the crack is recommended, but where it is not subject to these loading
conditions, sealing the crack is acceptable. Consideration to the provision of a sealer,
membrane, or epoxy floor coating specifically at the pool areas may be warranted to achieve
long-term maintenance goals.
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S-5: Vertical/Horizontal Cracks at North Elevation, Exterior.
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3.0
MECHANICAL
3.1 Description:
The Roosevelt Island Sports Park is served by various air handlers with hot water coils. There
is additional heating done by hot water finned tube convectors located mostly in corridors,
stairwells, and locker/toilet rooms. Cooling is only provided to the lobby, offices, and squash
courts via an air handler with a DX cooling coil and outside air-cooled condensing unit.
Steam is brought to the building from an off-site boiler plant. The steam is used to heat hot
water through heat exchangers in the pump room. Hot water is circulated throughout the
building by recirculation pumps.
There are 6 exhaust fans located on the roof that are used to exhaust the locker rooms, toilet
rooms, and pool chemical room. (See Photo M-1)
The Sportspark Facility is currently designing accommodations for the installation of
temporary boilers in anticipation of the Fall 2013 disconnect from the Central Plant. Future
developments include the consideration of using Squash Court B for conversion to a permanent
Boiler Room supplying heat to the Sportspark Facility.
3.2 Boilers and Pumps
There are no boilers located in the building. City steam is supplied to the building by an outside
central plant, which was not inspected for this report. There is a pump room in the building
which contains pumps, heat exchangers, and tanks. (See Photo M-2) City steam presently
enters the building from below ground in the basement mechanical (pump) room adjacent to the
pool filtration room. (See Photo M-3) Steam is piped to the heat exchangers, which heats the
hot water circulating the building. This hot water is pumped throughout the building to the hot
water coils in the air handling units, and the various finned tube convectors. (See Photos M-4,
M-5, M-6)
The room is ventilated by bringing in fresh air and exhausting the air out through the roof. The
exhaust fans and intake vents are located on the roof.
Findings:
The pumps, tanks, and heat exchangers are original to the building and, visually, appear to be
functioning satisfactorily. All mechanical equipment throughout the pump room exhibit
corrosion and rust. The pipe insulation, which is original, is either missing, torn, or partially
hanging off of the piping in some areas.
The expansion tanks are covered in rust. (See Photo M-7)
The fresh air intake and exhaust fans on the roof are located less than 10 feet apart and are too
close together per the International Mechanical Code. (See Photo M-8) Any intake air opening
should be located 10 feet or more horizontally from any exhaust air.
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M-6: Typical Hot Water Coil, Piping Configuration, East Mechanical Room.
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M-15: Outdoor Condensing Unit for Office Air Handler, Lower Roof.
M-16: Outdoor Condensing Unit for Center Lobby Unit, Upper Roof.
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M-17: Typical Air Handling Unit Air Filters- Dirty, Mechanical Room.
M-18: Outside Air Intake Damper Motor with Broken Linkage, East Mechanical Room.
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ELECTRICAL/FIRE ALARM
4.1 Description:
The Sportspark Recreational Facility at Roosevelt Island, NY was originally completed in
1977. The two (2) story 74,254 square foot structure with a partial basement contains a
basketball court, swimming pool, exercise room, recreational room, locker room, toilet rooms,
showers, administration offices, art studio, mechanical equipment rooms and electrical utility
room.
A 208Y/120V, 3-Phase, 4-wire electrical service enters the building from below ground into
the main switchboard and is comprised of an incoming/metering section and two 1200A
distribution sections containing (6) fused switches, (1) of which is a spare 200 amp switch.
There is no main switch. The Switchboard was manufactured by Alliance Electric and utilizes
Federal Pacific components. As is the case with most of the electrical equipment in the facility,
the switchboard is original equipment installed in 1976. The main switchboard appears to be in
good condition. (See Photo E-1)
From the switchboards six fused switches, power is distributed throughout the facility to
various branch circuit panelboards via (2) 800 amp, 3-phase, 4-wire distribution fused switch
panelboards. (See Photos E-2, E-3) There is also a 400A, 3-phase, 4-wire Emergency
Distribution fused switch panelboard fed from the main switchboard and emergency generator
in the 2nd floor mechanical room via a 400A automatic transfer switch. (See Photos E-4, E-5) It
is noted that the emergency generator was disconnected at the time of survey and not
operational.
As noted above, there is an 85KW, 208Y/120V, 3-phase, 4-wire Kohler diesel generator in the
2nd floor Mechanical room that appears to be original to the building. While the generator
appeared to be in fair condition, it has been disconnected. (See Photo E-6)
Lighting systems consist of ceiling mounted fluorescent, incandescent and HID lighting
systems. (See Photo E-7)
There is a new addressable fire alarm system which protects the facility.
4.2
Findings:
Main Distribution Equipment:
Generally, the main distribution equipment (main switchboard & main distribution
panelboards) are in satisfactory condition. This equipment is approximately 38+ years old.
Panelboards:
Branch circuit panelboards with molded case circuit breaker devices are located throughout the
facility. (See Photos E-8, E-9) As with the main distribution equipment, the panelboards are
original to the building and are approximately 38+ years old Generally, these panelboards the
facility are in satisfactory condition. However they are near the end of their life expectancy.
KS Engineers, P.C.
46
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47
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48
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49
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50
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51
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52
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53
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54
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55
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56
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57
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58
E-20: Typical Corridor Egress Lighting Fixture with Emergency Lighting Heads.
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59
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60
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5.0
PLUMBING
5.1 Description
The Sportspark Recreational Facility at Roosevelt Island, NY was originally opened in 1977.
The two (2) story 74,254 square foot structure with a partial basement contains a basketball
court, swimming pool, exercise room, recreational room, locker rooms, toilet rooms, showers,
administration offices, art studio and mechanical equipment rooms.
City water and steam presently enter the building from below ground in the basement
mechanical room adjacent to the pool filtration room. (See Photo P-1) The city water is piped
to a steam water heat exchanger where it is converted to domestic hot water. The city water
and domestic hot water are piped throughout the building to serve toilet rooms, showers, sinks,
water coolers and hose bibs. A separate hot water return line is connected at the end of the
most remote fixture requiring hot water and piped back to a domestic hot water circulating
pump located in the mechanical room.
Sanitary and vent piping serving plumbing fixtures is piped underground and in pipe chases.
The routing of the piping could not be observed.
Storm piping from roof drains is piped above existing ceilings. The routing of the piping could
not be observed.
A pool filtration system is located in a mechanical equipment room adjacent to the pool. This
system filters the water, adjusts the Ph and maintains pool water temperature.
5.2 Sanitary/Storm
Findings:
The sanitary and storm piping that was visually observed appeared to be in satisfactory
condition.
Recommendations:
It is recommended that all underground sanitary piping be visually inspected using a camera to
determine if the piping has any obstructions.
The roof drains in conjunction with the storm piping appeared to be in good condition.
However it was observed that there were no provisions made for emergency overflow in the
event that the primary roof drains become blocked or clogged with debris. (See Photo P-2)
It is recommended that secondary roof drains or scuppers be installed to comply with the 2008
NYC plumbing code.
5.3 Domestic Hot Water and Cold Water
Findings:
The city water line is piped to a steam to water heat exchanger and converted into domestic hot
water (approximately 120F). The domestic hot water temperature is maintained by a
KS Engineers, P.C.
68
Fixtures
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69
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70
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71
It is recommended that one (1) urinal in the mens toilet room be lowered so the lip of the
urinal will be a maximum of 17 above the floor.
It is recommended that the wall mounted lavatory sinks in the mens and womens rooms be
raised in order to comply with the minimum height requirements measured from the floor to the
bottom of the bowl to permit knee and leg access. Also the exposed piping under the lavatory
sinks must be covered with a protecting insulated covering.
It is recommended that the push button flush valves be tested to determine if they meet the 5
PSIG or less pressure to operate. If these do not meet the requirements they shall be adjusted to
comply or replaced.
Upper Level East Floor Area: None of the plumbing fixtures located in the mens toilet room
located on the upper level Arts and Crafts room are ADA compliant.
The mens water closet is wall mounted with a push button flushometer. The distance from the
floor to the top of the seat is 20. (See Photo P-25)
The urinal is wall mounted with a push button flush valve. The distance from the floor to the
lip of the urinal is 22. (See Photo P-26)
The lavatory sink is wall mounted with metered faucets. There is no insulating pipe covering
on the exposed piping below the sink. The distance from the floor to the bottom of the apron is
27.
Recommendations:
Renovations to this toilet room are not recommended. ADA facilities on the main floor can be
used by occupants in this room.
Lower Level East Corridor: Mens ADA toilet room consists of one (1) water closet, one (1)
urinal and one (1) lavatory sink.
The water closet is wall mounted with a push button flushometer. The push button appears to
require more than 5 PSIG pressure to operate which is not ADA compliant. The distance from
the floor to the top of the seat is 20 which is not ADA compliant.
The urinal is wall mounted with a push button flush valve. The push button appears to require
more than 5 PSIG pressure to operate which is not ADA compliant. The distance from the floor
to the lip of the urinal is 23 which exceeds the ADA requirements. The lavatory sink is wall
mounted with 4 long wrist blade handles. The distance from the floor to the bottom of the
apron is 31. There is no insulating cover on the piping below the sink therefore it is not
ADA compliant. (See Photo P-27)
Womens ADA toilet room consists of one (1) water closet and one (1) lavatory. The water
closet is wall mounted with a push button flushometer. The push button appears to require
KS Engineers, P.C.
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73
1) Shower stall enclosures shall be a minimum of 36 X 36 and have a grab bars and a
fold up seat.
2) Shower assembly shall be hand held with on/off buttons for operation and a braided
hose of at least 59 long.
5.7 Sprinklers
Findings:
Although the building was designed without a sprinkler system there are three (3) rooms that
have pendent sprinkler heads. These rooms are storage A (used as an office), Storage B (used
as a conference room) and Gym C (used as a weight room).
Storage A has two sprinkler heads, Storage B has two sprinkler heads and Gym C has one
sprinkler head. It could not be determined where the sprinkler piping was connected and if an
approved backflow preventer was installed at the point of connection.
Recommendations:
It is recommended that the sprinkler lines serving these rooms be investigated to:
1) Determine their origin.
2) Determine if an approved backflow preventer was installed.
It is further recommended that an approved backflow preventer be installed at each connection
point (if multiple taps are made) if none are present. The back pressure vent opening at each
assembly shall be piped to an approved indirect waste drain per the requirements of the 2008
NYC plumbing code.
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74
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76
P-6: Dual steam control valves for pool heat exchanger Basement Mechanical Room
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ROOFING
6.1
Institutional
1977
Concrete-precast
Slab-on-grade
Brick
Concrete-precast
Flat
2 floors
Description
Washed river rock
EPDM
Expanded polystyrene (EP
Multi Ply BUR
Unknown
Structural concrete / Tectum
(precast/prestressed)
Attachment
Loose laid
Loose laid
Loose laid
Hot asphalt
Unknown
Unknown
Thickness
Varies 45 mil
Unknown
Unknown
2 inches
Unknown
EPDM
Roof area:
Installation year:
1985
Manufacturer:
Firestone Roofing
Products, Inc
No Contractor
Information
No Contractor
Information
Est. replacement
year:
Manufacturer
warranty:
Contractor warranty:
Installation
contractor:
Repair contractor:
Roof access:
33,700 square
feet
2014
No
No
Exterior ladder
KS Engineers, P.C.
90
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91
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92
Roof Replacement
1.
2.
3.
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93
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94
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95
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96
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97
Description
Gravel
Ply sheet
Unknown
Structural concrete
(precast/prestressed)
Attachment
Hot asphalt
Hot asphalt
Unknown
Unknown
Thickness
Varies Unknown 2 inches
Unknown -
BUR
Roof area:
Installation year:
1977
Manufacturer:
No Manufacturer
Information
No Contractor
Information
No Contractor
Information
Est. replacement
year:
Manufacturer
warranty:
Contractor warranty:
Installation
contractor:
Repair contractor:
Roof access:
7,600 square
feet
2014
No
No
Stairwell
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98
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$ 10,125.00
99
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100
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101
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102
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103
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COST ANALYSIS
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105
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107
ROOF REPLACEMENT
Temporary Facilities
Safety and Temporary Protection
Selective Demolition - Upper Roof
Selective Demolition - Lower Roofs
Manufactured Roof Specialties - Flashings - Upper Roof
Manufactured Roof Specialties - Flashings - Lower Roofs
Elastomeric Membrane Roofing and Insulation - Upper Roof
Elastomeric Membrane Roofing and Insulation - Lower Roofs
SKLYLIGHT REPLACEMENT
Selective Demoltion - Skylights and Curbs
Skylight Curb Replacement
Shed Skyroof Installation - Translucent Panel System- Upper Roof
PARAPET REPOINTING / METAL COPING REPLACEMENT
Temporary Facilities
Safety and Temporary Protection
Masonry Restoration - Mortar Replacement/Repointing - Parapet Interior
Manufactured Roof Specialties - Parapet Coping - Upper Roof
Manufactured Roof Specialties - Parapet Coping - Lower Roofs
FAADE RESTORATION
Temporary Facilities
Safety and Temporary Facilities
Selective Demolition - Faade
Masonry Restoration - Mortar Replacement/Repointing - North Elevation
Masonry Restoration - Mortar Replacement/Repointing - South Elevation
Masonry Restoration - Mortar Replacement/Repointing - East Elevation
Masonry Restoration - Mortar Replacement/Repointing - West Elevation
Surface-Bonded Brick Masonry - Faade Veneer Replacement- North Elevation
Surface-Bonded Brick Masonry - Faade Veneer Replacement- South Elevation
Surface-Bonded Brick Masonry - Parapet Faade Veneer Replacement- Exterior
Masonry Control and Expansion Joints
Masonry Restoration- CMU Repointing, Injection
Scaffolding
GYMNASIUM / NATATORIUM - TRANSLUCENT PANEL SYSTEM
Temporary Facilities
Safety and Temporary Facilities
Sloped Glazing Demolition - Gymnasium and Pool - South Elevation
CMU Wall Demolition - North Elevation
Translucent Wall Panel System - North Elevation
PARAPET RESTORATION / RECONSTRUCTION
Temporary Facilities
Safety and Temporary Facilities
Selective Demolition - Parapets
Selective Demolition - Faade
Cavity Wall Unit Masonry - Parapets
Surface-Bonded Brick Masonry - Parapet Faade Veneer Replacement- Interior
Scaffolding
REPLACEMENT OF CEILINGS
East Lower Level Lobby
East Lower Level Corridor
East Lower Level Lounge
East Lower Level Key Room
East Lower Level Instructors Room
UNIT
QNTY
UNIT
MEAS
1
1
33,700
7,600
1,080
550
33,700
7,600
2,160
1,176
2,160
1
1
2,790
1,080
335
LS
LS
SF
SF
LF
LF
SF
SF
SF
LF
SF
LS
LS
SF
LF
LF
2013-1432
1/14/2014
TOTAL COST
Including
O+P
5,000.00
10,000.00
4.40
4.40
58.70
38.70
32.00
32.00
Total
5,000.00
10,000.00
148,280.00
33,440.00
63,396.00
21,285.00
1,078,400.00
243,200.00
1,603,001.00
2,400,000.00
4.75
8.50
58.00
Total
10,260.00
9,996.00
125,280.00
145,536.00
220,000.00
10,000.00
10,000.00
14.00
45.00
58.70
Total
10,000.00
10,000.00
39,060.00
48,600.00
19,664.50
127,324.50
190,000.00
1
1
15,950
960
2,640
2,400
2,400
2,580
7,900
5,040
384
500
1
LS
LS
SF
SF
SF
SF
SF
SF
SF
SF
LF
LF
LS
15,000.00
20,000.00
13.00
14.00
14.00
14.00
14.00
42.00
42.00
42.00
16.00
32.00
45,000.00
15,000.00
20,000.00
207,350.00
13,440.00
36,960.00
33,600.00
33,600.00
108,360.00
331,800.00
211,680.00
6,144.00
16,000.00
45,000.00
1
1
1,260
1,680
1,680
LS
LS
SF
SF
SF
5,000.00
15,000.00
36.00
14.50
72.00
Total
5,000.00
15,000.00
45,360.00
24,360.00
120,960.00
1,289,614.00
1,900,000.00
5,000.00
10,000.00
13.00
13.00
32.00
42.00
30,000.00
Total
5,000.00
10,000.00
72,800.00
207,350.00
179,200.00
211,680.00
30,000.00
716,030.00
1,100,000.00
11.50
11.50
11.50
11.50
11.50
8,625.00
8,625.00
14,375.00
4,830.00
3,795.00
1
1
5,600
15,950
5,600
5,040
1
750
750
1,250
420
330
LS
LS
SF
SF
SF
SF
LS
SF
SF
SF
SF
SF
A-1
UNIT
QNTY
UNIT
MEAS
1,350
1,600
250
520
3,000
1
1
90
1,064
234
42
83
14
405
39
810
108
41
41
108
104
1
1
8
8
34
34
2,000
700
700
10,200
850
200
1
1
1
1,300
9,500
300
1,300
3,600
26
150
36
28
22
3
11
SF
SF
SF
SF
SF
LS
LS
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
LS
LS
EA
EA
EA
EA
SF
SF
SF
SF
SF
SF
LS
LS
LS
SF
SF
SF
SF
SF
SETS
SETS
SETS
EA
EA
EA
EA
2013-1432
1/14/2014
TOTAL COST
Including
O+P
11.50
11.50
11.50
11.50
11.50
Total
15,525.00
18,400.00
2,875.00
5,980.00
34,500.00
117,530.00
175,000.00
10,000.00
10,000.00
104.00
104.00
104.00
104.00
104.00
104.00
72.00
104.00
72.00
104.00
104.00
104.00
104.00
104.00
Total
10,000.00
10,000.00
9,360.00
110,656.00
24,336.00
4,368.00
8,632.00
1,456.00
29,160.00
4,056.00
58,320.00
11,232.00
4,264.00
4,264.00
11,232.00
10,816.00
312,152.00
475,000.00
5,000.00
5,000.00
4,800.00
1,400.00
Total
5,000.00
5,000.00
38,400.00
11,200.00
59,600.00
90,000.00
2,855.00
2,725.00
Total
97,070.00
92,650.00
189,720.00
280,000.00
42.80
42.80
42.80
42.80
42.80
42.80
Total
85,600.00
29,960.00
29,960.00
436,560.00
36,380.00
8,560.00
627,020.00
935,000.00
10,000.00
5,000.00
182,000.00
8.00
27.25
27.25
32.00
27.25
3,020.00
654.00
1,180.00
3,750.00
2,000.00
4,250.00
3,000.00
10,000.00
5,000.00
182,000.00
10,400.00
258,875.00
8,175.00
41,600.00
98,100.00
78,520.00
98,100.00
42,480.00
105,000.00
44,000.00
12,750.00
33,000.00
A-2
UNIT
QNTY
UNIT
MEAS
1
1
1
1
5,740
5,740
1
1
1
1
1
3,440
3,440
1
3,440
400
260
1
2,000
9,800
300
1
1
5,000
5,000
1
1
1
1
1
1
1
1
1
1
1
6
74,254
LS
LS
LS
LS
SF
SF
LS
LS
LS
LS
LS
SF
SF
LS
SF
LF
LF
LS
SF
SF
SF
LS
LS
LS
LS
SF
SF
LS
LS
EA
LS
EA
EA
EA
EA
EA
EA
EA
EA
SF
2013-1432
1/14/2014
TOTAL COST
Including
O+P
8,720.00
43,600.00
90,000.00
147,000.00
Total
8,720.00
43,600.00
90,000.00
147,000.00
1,317,320.00
2,000,000.00
11.00
9.80
10,000.00
50,000.00
40,000.00
Total
63,140.00
56,252.00
10,000.00
50,000.00
40,000.00
219,392.00
325,000.00
5,000.00
5,000.00
15.00
15.00
40,000.00
22.00
30.00
Total
5,000.00
5,000.00
51,600.00
51,600.00
40,000.00
75,680.00
12,000.00
240,880.00
360,000.00
132.00
Total
34,320.00
34,320.00
50,000.00
43,600.00
8.00
3.40
3.40
Total
43,600.00
16,000.00
33,320.00
1,020.00
93,940.00
140,000.00
100,000.00
Total
100,000.00
100,000.00
150,000.00
40,000.00
Total
40,000.00
40,000.00
60,000.00
5,000.00
5,000.00
7.85
44.60
207,100.00
67,580.00
Total
5,000.00
5,000.00
39,250.00
223,000.00
207,100.00
67,580.00
546,930.00
800,000.00
81,500.00
20,000.00
Total
81,500.00
20,000.00
101,500.00
150,000.00
9,900.00
26,100.00
14,850.00
29,250.00
16,500.00
21,600.00
327,000.00
2,900.00
6.50
9,900.00
26,100.00
14,850.00
29,250.00
16,500.00
21,600.00
327,000.00
17,400.00
482,651.00
A-3
DESCRIPTION OF WORK
2
2
74,254
74,254
74,254
24,200
20,550
21,000
4,350
11
2
2
2
74,254
74,254
74,254
74,254
74,254 EA
1 LS
EA
EA
SF
SF
SF
SF
SF
SF
SF
EA
EA
EA
EA
SF
SF
SF
SF
10,200.00
25,000.00
211,623.90
55,690.50
111,381.00
1,359,146.40
2,000,000.00
7.00
7.00
7.00
7.00
5,400.00
9,950.00
12,500.00
22,575.00
5.00
1.70
0.75
0.16
Total
169,400.00
143,850.00
147,000.00
30,450.00
59,400.00
19,900.00
25,000.00
45,150.00
371,270.00
126,231.80
55,690.50
11,880.64
1,205,222.94
1,800,000.00
7.50
5,000.00
Total
556,905.00
5,000.00
561,905.00
840,000.00
11,008,083.84
16,440,000.00
SUBTOTAL
GENERAL CONDITIONS - 10%
11,008,083.84
1,100,808.38
SUBTOTAL
OVERHEAD & PROFIT - 8%
12,108,892.22
968,711.38
SUBTOTAL
DESIGN CONTINGENCY - 15%
13,077,603.60
1,961,640.54
SUBTOTAL
ESCALATION TO THE MID-POINT (3%/year)- 3%
15,039,244.14
451,177.32
SUBTOTAL
BOND 2%
15,490,421.47
309,808.43
SUBTOTAL
INSURANCE 4%
15,800,229.90
632,009.20
2013-1432
1/14/2014
TOTAL COST
Including
O+P
16,432,239.09
16,440,000
A-4
2013-1432
12/3/2013
UNIT COST / SF
DESCRIPTION OF WORK
TOTAL
COST
Sitework
8.30 /SF
616,308.20
2.1
Site Utilities
4.90 /SF
363,844.60
2.2
Demolition
25.43 /SF
1,888,279.22
Concrete
11.40 /SF
846,495.60
Masonry
32.25 /SF
2,394,691.50
Metals
22.65 /SF
1,681,853.10
10.28 /SF
763,331.12
18.35 /SF
1,362,560.90
12.80 /SF
950,451.20
Finishes
19.50 /SF
1,447,953.00
10
Specialties
3.90 /SF
289,590.60
11
Equipment
6.80 /SF
504,927.20
12
Furnishings
6.20 /SF
460,374.80
13
Special Construction
48.50 /SF
3,601,319.00
14
Conveying Systems
2.54 /SF
188,605.16
15.3
Sprinklers
4.45 /SF
330,430.30
15.4
Plumbing
13.10 /SF
972,727.40
15.5
HVAC
33.40 /SF
2,480,083.60
16
Electrical
21.25 /SF
1,577,897.50
17
Technology
17.45 /SF
1,295,732.30
SUBTOTAL
24,017,456
2,401,746
SUBTOTAL
26,419,202
2,113,536
SUBTOTAL
28,532,738
4,279,911
SUBTOTAL
32,812,649
984,379
SUBTOTAL
33,797,028
BOND- 2%
675,941
SUBTOTAL
34,472,969
INSURANCE- 4%
1,378,919
$483
/SF
35,851,888
B-1