roosevelt island sportspark structural evaluation and feasibility study

KS Engineers, P.C.

Structural Evaluation and Feasibility Study Sportspark Recreational Facility

FINAL REPORT

Report Prepared by: KS Engineers, P.C

KS Engineers, P.C.

January 16, 2014 Mr. Santo Verta Roosevelt Island Operating Corporation 591 Main Street Roosevelt Island, NY 10044 Attention: Mr. Santo Verta Re: STRUCTURAL EVALUATION AND FEASIBILITY STUDY Sportspark Recreational Facility Contract No. 13-28436

KSE Project No. 1432 Dear Mr. Verta: We are pleased to provide our report as specified in our agreement for the Structural Evaluation and feasibility Study for the Sportspark Recreational Facility at Roosevelt Island, NY. We are hereby submitting 3 copies of the Report. The thoroughness and accuracy of all work on this project has been ensured by independent quality control, performed by senior technical and management staff. We wish to express our appreciation to the Roosevelt Island Operating Corporation and to thank your staff for the cooperation afforded us during the performance of the project. Please do not hesitate to call me at 973-623-2999 if you have any questions. Sincerely, KS Engineers, P.C.

George Assis, Ph. D., P.E. Project Manager

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 building’s structure and heating and ventilation systems. The survey was conducted to determine the overall condition of the façade, roof, and mechanical systems/equipment and to identify structural and non-structural deficiencies. KSE’s 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 Long-Term 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 façade 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 façade 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 façade 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 façade veneer adhesion failure and other areas where repairs have been made. The veneer surface has been removed on an entire upper façade 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 façade/window-walls, 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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ROOSEVELT ISLAND OPERATING CORPORATION SPORTSPARK RECREATION FACILITY

KS Engineers, P.C.

TABLE OF CONTENTS

Item Page No. EXECUTIVE SUMMARY ................................................................................................. 1

TABLE OF CONTENTS .................................................................................................... 5

LIST OF PHOTOGRAPHS……………………………………………………………….7

INDEX OF DRAWINGS .................................................................................................. 13

LOCATION MAP ............................................................................................................. 14

SCOPE OF WORK, INSPECTION PROCEDURE, AND TERMINOLOGY A. SCOPE OF WORK ..................................................................................................... 15

B. INSPECTION PROCEDURE/METHODOLOGY………………………………….15

C. DEFINITIONS OF RECOMMENDATION CATEGORIES ..................................... 16

D. RATING CRITERIA ................................................................................................... 17

E. INSPECTION TERMINOLOGY……. ...................................................................... 17

INSPECTION FINDINGS, CONCLUSIONS AND RECOMMENDATIONS 1.0 RIOC Sportspark Recreational Facility

1.1 Description ........................................................................................................... 19

1.2 Overall Condition .................................................................................................. 19

2.0 Structural ................................................................................................................. 20

2.1 Description ........................................................................................................... 20

2.2 Superstructure ....................................................................................................... 20

2.3 Foundation ............................................................................................................ 22

2.4 Floor Slabs ............................................................................................................ 22

2.5 Structural Photographs ......................................................................................... 23

3.0 Mechanical ............................................................................................................... 32

3.1 Description ........................................................................................................... 32

3.2 Boilers and Pumps ................................................................................................ 32

3.3 Air Handlers ......................................................................................................... 33

3.4 Exhaust Fans ......................................................................................................... 34

3.5 Mechanical Photographs ...................................................................................... 36

4.0 Electrical / Fire Alarm ............................................................................................ 46

4.1 Description ........................................................................................................... 46

4.2 Electrical Switchboards and Panelboards ............................................................. 46

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4.3 Lighting Systems .................................................................................................. 47

4.4 Wiring Systems .................................................................................................... 48

4.5 Fire Alarms ........................................................................................................... 48

4.6 Electrical Photographs .......................................................................................... 49

5.0 Plumbing .................................................................................................................. 68

5.1 Description ........................................................................................................... 68

5.2 Sanitary / Storm .................................................................................................... 68

5.3 Domestic Hot Water and Cold Water ................................................................... 68

5.4 Pool Filtration System .......................................................................................... 69

5.5 Pumps ................................................................................................................... 69

5.6 Fixtures ................................................................................................................. 70

5.7 Sprinklers .............................................................................................................. 74

5.8 Plumbing Photographs .......................................................................................... 75

6.0 Roofing ...................................................................................................................... 90

6.1 Description: Sportspark Upper Roof Area ............................................................ 90

6.2 Upper Roof Area Photographs ............................................................................. 93

6.3 Description: Sportspark Lower Roof Area ........................................................... 98

6.4 Lower Roof Area Photographs ........................................................................... 100

7.0 Cost Analysis .......................................................................................................... 105

8.0 Feasibility Analysis ................................................................................................ 106

APPENDICES Projects Cost Estimate .............................................................................................. A-1

Replacement Cost Estimate…………………………………………………………B-1

Reference Drawings…………………………………………………………………C-1

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LIST OF PHOTOGRAPHS (Structural)

Photo No. Description Page No.

S-1 Light Gauge, Metal Panel Assembly at North Elevation Facade.………………… 23

S-2 Water Stains at Upper Roof, Interior.….................................................................. 23

S-3 Water Stains, Underside of Roof Diaphragm…………………..………………. 24

S-4 Typical Concrete Spall………………………………………………………….. 24

S-5 Vertical/Horizontal Cracks at North Elevation, Exterior….……………………. 25

S-6 Hairline Cracks at Concrete Floor Slab…………………………………………. 25

S-7 Typical Cracking in Non-Bearing, Interior CMU Wall…………..…………….. 26

S-8 Typical Spall in Reinforced Concrete Column………………….……………….. 26

S-9 Typical Spall in Exterior Reinforced Concrete Column Base.………………… 27

S-10 Spall and Exposed Reinforcement at Exterior RC Column, South Elevation …… 27

S-11 Cracks at CMU Infill Wall, Interior Natatorium……………………………….. 28

S-12 Cracks at Supporting PC Header, Interior Natatorium.……………………………. 28

S-13 Structural Steel Tubes Installed at Mid-Span, Exterior South Elevation.………… 29

S-14 Structural Steel Tubes Anchored to PC Header………………………………… 29

S-15 Typical Cracking/Spalls at Parapet Interior…………………………………….. 30

S-16 Typical Cracking and Deteriorated Mortar at Parapet Interior…………………….. 30

S-17 Moderate Cracking at Floor Slab, Natatorium Interior.……………………………. 31

S-18 Moderate Cracking/Spalls at Interior Floor Slab……………………………….. 31

LIST OF PHOTOGRAPHS (Mechanical) Photo No. Description Page No.

M-1 Typical Exhaust Fan, Lower Roof……………………………………………… 36 M-2 Pumps and Piping, Pump Room……………..………………………………….. 36 M-3 Steam Piping, Pump Room……………………………………………………… 37 M-4 Typical Fin Tube Convector, Lobby………………………………………….… 37 M-5 Hot Water Pumps, Pump Room.…………………………………………………. 38 M-6 Typical Hot Water Coil, Piping Configuration, East Mechanical Room……………… 38

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M-7 Expansion Tank, Pump Room.……………………………………………………… 39 M-8 Exhaust Fan and Fresh Air Intake, Upper Roof...........................………………. 39 M-9 Spiral Ductwork with Supply Grilles, Gymnasium……………………………… 40 M-10 Supply Registers at Windows, South Elevation, Natatorium……………………………… 40 M-11 Supply Registers at Window, North Elevation, Natatorium…………………….. 41 M-12 Control Panel, East Mechanical Room…………………………………………………. 41 M-13 Typical Air Handling Unit, West Mechanical Room……………………………. 42 M-14 Typical Ceiling Diffuser, Men’s Locker Room.………………………………………… 42 M-15 Outdoor Condensing Unit for Office Air Handler, Lower Roof………………… 43 M-16 Outdoor Condensing Unit for Center Lobby Unit, Upper Roof……………….… 43 M-17 Typical Air Handling Unit Air Filters- Dirty, Mechanical Room.………………………. 44 M-18 Outside Air Intake Damper Motor with Broken Linkage, East Mech. Room..… 44 M-19 Typical Exhaust Grille, Men’s Locker Room.………………….………………. 45 M-20 Exhaust Duct- Rusted, Pool Filtration Room……………….……………………. 45

LIST OF PHOTOGRAPHS (Electrical)


E-1 Main Switchboard, Ground Floor Electrical Room…………………………..… 50

E-2 Distribution Switchboard, Ground Floor Electrical Room.………………………….. 50

E-3 Distribution Switchboard, Ground Floor Electrical Room.………………………… 51

E-4 Automatic Transfer Switch, Ground Floor Electrical Room………………. 51

E-5 Automatic Transfer Switch Interior, Ground Floor Electrical Room………………….. 52

E-6 85kw Diesel Generator, Second Floor Mechanical Room.…………………….. 52

E-7 Typical Second Floor Lighting Installation………………………………….… 53

E-8 Typical Branch Circuit Panelboard…………………………………………. 53

E-9 West Panelboard, Second Floor Mechanical Room………………………… 54

E-10 Panelboard “SR”, Ground Floor Equipment Room.………………………… 54

E-11 Panelboard “UL”, Second Floor Upper Lobby…………………………………. 55

E-12 HID Lighting, Gymnasium……………………………………………………… 55

E-13 HID Lighting, Natatorium.……………………………………………………. 56

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E-14 Typical Lobby Track Lighting and Recessed Down-lighting.………………………… 56

E-15 Typical Fluorescent Lighting Fixture, Egg Crate Diffuser………………………. 57

E-16 Pool Corridor Lighting Fixtures………………………………………………..… 57

E-17 Typical Lighting Fixtures in Shower Rooms……..………………………… 58

E-18 Wiring to Typical Second Floor Mechanical Room Light Fixture………………. 58

E-19 Pool Filter Room Lighting Fixtures, Ground Floor.…………………………………….. 59

E-20 Typical Corridor Egress Lighting Fixture with Emergency Lighting Heads.……….. 59

E-21 Exterior Lighting Fixtures, East Façade ………………………………………….. 60

E-22 Open Junction Box, Second Floor East Mechanical Room.….………………… 60

E-23 Conduit Penetration through Building Exterior.…………………………………… 61

E-24 Typical Receptacle below Sink.………………………………………………… 61

E-25 Typical Receptacle, Locker Room…………..…………………………………. 62

E-26 Pool Filter Room Conduits.…………………………………………………. 62

E-27 Corrosion of Device Box, Pool Filter Room, Ground Floor.……………………. 63

E-28 Corrosion of Electrical Components, Pool Filter Room, Ground Floor.……………. 63

E-29 Exposed wiring, Pool Filter Room…………………………………………………. 64

E-30 Open Junction Box / Exposed Wiring, Pool Filter Room.…………………………….. 64

E-31 Exposed Wiring, Pool Filter Room.………..………………………………. 65

E-32 Open / Missing Junction Box at Roof Parapet…..…………………………. 65

E-33 Fire Alarm Control Panel, East Lobby.…………………………………………….. 66

E-34 Typical Fire Alarm Pull Station and Signaling Device.……………………………… 66

E-35 Typical Duct Smoke Detector…………………..……………………………… 67

E-36

Missing Smoke Detector, Lower Rear Elevator Lobby.…………………………

67

LIST OF PHOTOGRAPHS (Plumbing) Photo No. Description Page No.

P-1 Building services entrance – Basement Mechanical Room ………………………… 75

P-2 Roof Drains …………..……………………………………………………. 75

P-3 Domestic water heater exchanger – Basement Mechanical Room …………………. 76

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KS Engineers, P.C.

P-4 Domestic water heat exchanger – Basement Mechanical Room …………….. 76

P-5 Damaged insulation – Basement Mechanical Room……………………..… 77

P-6 Dual steam control valves for pool heat exchanger – Bsmt Mech Rm…….. 77

P-7 Damaged insulation – Basement Mechanical Room………………………………… 78

P-8 Pool water filtration unit assembly………………………………………………… 78

P-9 Pool heat exchanger – Primary ……………………………………………….. 79

P-10 Pool heat exchanger - Secondary…………………………………………………….. 79

P-11 Pool water circulation pump .………………………………………………. 80

P-12 Regular height water closet – Lower Level west ……………………………. 80

P-13 Urinals – Lower Level west ………………………..……………………… 81

P-14 Lavatory – Lower Level west……………….……………………………… 81

P-15 ADA height water closet – Lower Level east ……………………………… 82

P-16 Pool locker room metering showers – Lower Level west…………………. 82

P-17 Pool locker room toilet stalls – Lower Level west……………………………… 83

P-18 Pool locker room water closet – Lower Level west…………………………………. 83

P-19 Pool locker room lavatory sinks – Lower Level west………………………………. 84

P-20 Locker Room shower – Lower Level east ………..……………………….. 84

P-21 Pool locker room ADA shower – Lower Level west……………………………. 85

P-22 Pool locker room ADA shower – Lower Level west………………………………. 85

P-23 Pool office toilet room – Lower Level west…….…………………………. 86

P-24 Pool locker room shower stalls – Lower Level west….……………………. 86

P-25 Upper level men’s toilet room – Arts/Crafts……………………………….. 87

P-26 Upper level men’s toilet room – Arts/Crafts…………………………………. 87

P-27 Men’s ADA toilet room – Lower Level west………………………………. 88

P-28 Women’s ADA toilet room – Lower Level west………………………………….. 88

P-29 Dual level water cooler ……………………..……………………………….. 89

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KS Engineers, P.C.

LIST OF PHOTOGRAPHS (Roofing- Upper Level)


R-1 Northwest Corner of upper roof area……….………………………………...... 93

R-2 North, Center Section of upper roof area…….………………………………….. 93

R-3 South, Center Section of upper roof area…..………………………………….. 94

R-4 Skylights at upper roof area, looking southeast……………………………….. 94

R-5 Skylights at upper roof area, looking southwest….………………………….. 94

R-6 Typical rooftop HVAC equipment support framing at upper roof area…..….. 94

R-7 Typical rooftop vent installation detail at upper roof area ………………....... 94

R-8 Typical drain at upper roof area……………….……..……………………..... 94

R-9 Typical metal coping condition at upper roof area, looking west……………. 95

R-10 Manufacturer’s stamp date visible at upper roof area……………….……….. 95

R-11 Interior view of concrete roof deck typical throughout…………………………. 95

R-12 Example of punctures, openings in roof membrane…………………………… 95

R-13 Open joints in roof membrane at rooftop vent flashing………………………..….. 95

R-14 Open joints in roof membrane at rooftop vent curb……………………….….. 95

R-15 Loose rooftop plumbing penetration vent flashing.………………………….. 96

R-16 Typical punctures and openings in roof flashings………………………..….. 96

R-17 Membrane bridging and pulling away from parapet wall………….………… 96

R-18 Deteriorated pitch pockets at utility penetrations…………………………...... 96

R-19 Damaged skylight section at upper roof area…………………………………. 96

R-20 Typical condition of skylight frame and acrylic glazing………………………. 96

R-21 Open joints in parapet copings…………….………………………………….. 97

R-22 Metal copings at north parapet, looking west.…………….………………..... 97

R-23 Open joints at counter flashings, parapet interior..…………………………… 97

R-24 Open masonry joints at thru wall counter flashings…………………………… 97

R-25 Tree growth adjacent to upper roof parapet, north side………………………. 97

R-26 Missing drain hardware, typical throughout…………..………………………. 97

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LIST OF PHOTOGRAPHS (Roofing- Lower Levels) Photo No. Description Page No.

R-27 View of Lower west roof section, looking west…………………………….. 100

R-28 View of Lower west roof section, looking north.….…….………………....... 100

R-29 View of Lower west roof section, looking south……………………………… 101

R-30 View of Lower east roof section, looking south……………………………… 101

R-31 View of Lower East roof section, looking north……………………………… 101

R-32 Typical wall flashings and counter flashing, east and west roof sections……. 101

R-33 Typical condition of metal coping system, east and west roof sections……. 101

R-34 Typical roof top equipment located on both east and west roof sections…… 101

R-35 Typical roof drain condition located on both lower roof sections………........ 102

R-36 Deteriorated masonry joints at parapet above counter flashing…………..…. 102

R-37 Typical condition of flashing and counter flashing……………………......... 102

R-38 Open masonry joints at thru-wall counter flashing…………………………. 102

R-39 Deteriorated masonry joints at thru-wall counter flashing, south side………. 102

R-40 Deteriorated flashings at vent curbs……………………………………….… 102

R-41 Open flashings at rooftop vent curbs…………………………..……………… 103

R-42 Deteriorated utility penetration seals at curb sidewall………………………. 103

R-43 Open penetrations at curb sidewall…………….……………………………. 103

R-44 Corroded drain hardware at all roof drains………………………………........ 103

R-45 Deteriorated pitch pockets, typical………………………………………........ 103

R-46 Damaged pitch pockets at rooftop vents…………………………………........ 103

R-47 Open joints at parapet counter flashing……………………………………… 104

R-48 Deteriorated drain strainers, typical………………..………………………… 104

R-49 Undersized or improper drain strainers, typical………………..…………….. 104

R-50 Missing supports/dunnage at rooftop AC unit…………………………….….. 104

R-51 Open utility penetration at masonry parapet wall …………………………… 104

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INDEX OF DRAWINGS

Dwg. No. Description Page No.

1 Existing Lower East Floor Plan ........................................................................ C-1 2 Existing Lower West Floor Plan ...................................................................... C-2 3 Existing Upper East Floor Plan ........................................................................ C-3 4 Existing Upper West Floor Plan ....................................................................... C-4 5 Existing Roof Plan ............................................................................................ C-5 6 Existing North, South, East, West Elevations ………………………………...C-6

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LOCATION MAP

RIOC Sportspark Facility

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KS Engineers, P.C.

SCOPE OF WORK, INSPECTION PROCEDURE AND TERMINOLOGY

A. SCOPE OF WORK KS ENGINEERS, P.C., 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 building’s structure and heating and ventilation systems. KSE inspected the interior and exterior of the Sportspark Facility including the following:

x Structural Integrity x Heating and Ventilation Systems x Electrical systems (Cursory Overview) x Plumbing Systems (Cursory Review) x Roofing Systems (Cursory Overview) x Lighting (Cursory Overview)

A visual inspection and a partial hands-on inspection of accessible areas were performed as deemed necessary. The hands-on inspection was performed at various locations at grade, along the exterior face of the building on the north, south, east, and west faces and a visual from overhead at roof level. The inspection also included the interior spaces, including areas above the suspended ceilings, the roof, and mechanical equipment.

B. INSPECTION PROCEDURE / METHODOLOGY 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.

x 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.

x Facility maintenance staff is interviewed to gain insight from their knowledge and familiarity of the building and its systems.

x Available existing drawings and reports are reviewed. x 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. DEFINITIONS OF RECOMMENDATION CATEGORIES Hands-on Close-up inspection from no further away than arm’s length Inspection where the member or element can be physically touched. Visual The inspection from a reasonable distance of a member or Inspection element where initial determination of the condition can be made. Three categories of recommendations are identified and defined as follows: Priority 1: Urgent-High: Address urgently or schedule soon. These include safety or code violations, critical equipment that is not functional or close to failure. Work in the category is generally scheduled for execution in the first year. Requires urgent action including possible closing of the structure or areas affected until interim remedial measures, such as shoring or removal of potentially unsafe structures (or elements), can be implemented. Priority 2: Medium: Schedule soon or in the foreseeable future. These include items needing attention in the near term. Conditions for which no immediate action may be required or for which urgent action has been completed, but further investigations, design and implementation of interim or long-term repairs should be undertaken on a priority basis, i.e., taking precedence over all other scheduled work. Priority 3: Low: Less important items related to aesthetic or minor performance issues, or issues related to systems or equipment that will reach the end of its useful life cycle within a 5-

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10 year period. Conditions requiring further investigation or remedial work, which can be undertaken as part of a scheduled maintenance program, other scheduled project, or routine facility maintenance, depending on the action required.

D. RATING CRITERIA

Terms used to describe the condition of a building structural system or component are listed and defined below. When the term is applied to an overall structure or system, this does not indicate that all elements of the structure or system are in the same condition. Adequate Component or material has little or no damage or deterioration. Functions as

originally intended or designed for and meet current design and code standards. Appearance does not detract from the surroundings. Not anticipated to need correction in the next 5-10 years.

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 Component or material has an unacceptable level of deterioration or damage.

Does not function as intended to a large extent or is obsolete. Does not meet current design or code standards and may pose an unacceptable risk to life safety. Appearance is overall poor and is considered unacceptable. Anticipated corrective action needed within 0-1 years. The component or system cannot be relied upon to continue to perform its original function without “immediate” and/or “priority” repair.

E. INSPECTION TERMINOLOGY

The following terms are typically used during inspection to describe the condition of the structural members. 1) STEEL MEMBERS a) Corrosion

x Minor (or Light) – light surface rust. x 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.

x 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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b) Pack Rust – Rust collected between two interfacing surfaces, usually two steel plates. Pack rust can be minor, moderate, or severe as described above. Pack rust can severely deform the steel members due to the expansive nature of rust.

c) Pitting – Formation of cavities due to corrosion. Minor, moderate and severe pitting categories are used based upon depth and density of cavities. x Minor – Typically less than 1/4 inch diameter and 1/32 inch deep. x Moderate – 1/4 inch to 1/2 inch diameter and up to 1/8 inch deep. x Severe – Greater than 1/2 inch diameter and over 1/8 inch deep.

2) CONCRETE MEMBERS a) Cracking – A separation into two or more parts with a space between the fractured

concrete surfaces. x Hairline- Crack width less than 1/32 inch. x Fine – Crack width between 1/32 inch and 1/16 inch. x Medium – Crack width between 1/16 inch and 1/8 inch. x Wide – Crack width greater than 1/8 inch. The above definitions for cracks can be modified, depending on the type of structural element. Other terminology, such as map cracking, pattern cracking, etc., may be used as appropriate.

b) Efflorescence – A white deposit caused by crystallization of soluble salts brought to the surface by moisture leaching through concrete. c) Delamination – A layered separation of the concrete. When a delaminated area of

concrete is struck (sounded) with a hammer, a hollow sound will be emitted. d) Leaching – The dissolution and washing away of the calcium hydroxide in concrete. The

moisture enters the concrete through exposed cracks in the surface. e) Spall - A roughly circular, oval, or elongated depression in the surface of a concrete

element caused by separation of a portion of the surface concrete. x Small (Pop-out) – Less than 6 inches in diameter and 1 inch deep. x Medium – Between 6 inches and 12 inches in diameter and up to 2 inches deep. x Large – Over 12 inches in diameter and any depth.

f) Scaling – The gradual loss of surface mortar and aggregates. x Light Scaling – Loss of surface mortar up to 1/4 inch deep. x Medium Scaling – Loss of surface mortar between 1/4 inch and 1/2 inchdeep,

including loss between large aggregate. x Heavy Scaling – Loss of mortar greater than 1/2 inch in depth significantly

exposing large aggregate. g) Hollow area – An area of concrete which emits a hollow sound when struck with a

hammer and indicates the existence of a fracture plane beneath the surface. h) Honeycomb – Typically small pocket voids formed by the entrapment of air during the

placement of the concrete.

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INSPECTION FINDINGS CONCLUSIONS AND RECOMMENDATIONS 1.0 RIOC SPORTSPARK RECREATION FACILITY

1.1 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 façade 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 façade 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 façade veneer. The expansion joints should be re-established following façade 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 cast-in-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 façade. 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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Water stains and moderate deterioration were noted at the underside of the roof diaphragm (See Photos S-2, S-3). Hairline to moderate cracks and spalls are noted within the interior and exterior concrete slabs and the non-bearing CMU walls for both 1st, and 2nd floors. (See Photos S-4, S-5, S-6, S-7) Minor deterioration, spalling and abrasion within the RC columns, specifically at the south elevation, are evident. (See Photos S-8, S-9, S-10). South Walls Moderate to servere cracks within the existing PC header beam over the gymnasium and swimming pool area are evident. It should be noted that these structural deficiencies were reported in BL Company’s report, dated March 25, 2008. While the reinforcing design with additional column supports installed at the mid-span are in place (See Photos S-11, S-12, S-13, S-14), significant signs of structural cracks within the CMU infill and the supporting header are still present. North Wall (1st Level) Severe cracks extending horizontally along the exterior concrete slab and vertically along the non-bearing masonry facade at on one section of the north elevation were observed. South Parapets According to BL’s report and recommendation, the existing roof parapet extending off of the exterior concrete roof edges may have not been structurally doweled into the concrete spandrels. In the lack of readily access to the parapet to spandrel connections, the said condition cannot be verified during our assessment. KSE’s review is limited to the visual observation from the inside face of the parapet. Moderate to severe cracks and deteriorated mortar are noted throughout the perimeter of the roof. (See Photos S-15, S-16). Recommendations: Within the roof diaphragms, where water staining exists, and/or water infiltration at the gypsum concrete deck is evident, supplemental review and evaluation of these areas of the deck is required. The existing Tectum deck will deteriorate when subjected to prolonged or frequent moisture. Where the existing frames around the skylight are deteriorated, these localized areas of the skylight supports should be replaced, with the repaired area extending between supporting precast concrete double tees. To facilitate the delineation of water infiltration and damage to the Tectum deck, it is recommended that a moisture survey is performed to determine the levels of moisture and sections requiring replacement. The survey should identify areas on the underside of the Tectum roof deck where the form board is deteriorated or possible sagging and areas of moisture staining and wetness. At the south elevation of the gymnasium and swimming pool area, the localized areas of abrasion and spalling on the RC columns should be remediated. The weakened cementitious component should be cleaned to remove all surface deterioration, the surface prepared and patched to match the existing covers/coatings. Where the existing infill block walls have been damaged due to excessive deflection at its supporting spandrels, it is recommended that the entire infill block be removed and replaced with light-weight materials, such as cold-formed or Kalwall wall system, to mitigate further deformation and potential water penetration. After the infill removal and new wall systems in place, the supporting spandrel shall be re-exam and all cracks and defects shall be repaired/re-pointed to recover the original surfaces.

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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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2.5 Structural Photographs

S-1: Light Gauge, Metal Panel Assembly at North Elevation Facade.

S-2: Water Stains at Upper Roof, Interior.

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S-3: Water Stains, Underside of Roof Diaphragm.

S-4: Typical Concrete Spall.

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.

S-5: Vertical/Horizontal Cracks at North Elevation, Exterior.

S-6: Hairline Cracks at Concrete Floor Slab.

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S-7: Typical Cracking in Non-Bearing, Interior CMU Wall.

S-8: Typical Spall in Reinforced Concrete Column.

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S-9: Typical Spall in Exterior Reinforced Concrete Column Base.

S-10: Spall and Exposed Reinforcement at Exterior RC Column, South Elevation.

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S-11: Cracks at CMU Infill Wall, Interior Natatorium.

S-12: Cracks at Supporting PC Header, Interior Natatorium.

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S-13: Structural Steel Tubes Installed at Mid-Span, Exterior South Elevation.

S-14: Structural Steel Tubes Anchored to PC Header.

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S-15: Typical Cracking/Spalls at Parapet Interior.

S-16: Typical Cracking and Deteriorated Mortar at Parapet Interior.

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S-17: Moderate Cracking at Floor Slab, Natatorium Interior.

S-18: Moderate Cracking/Spalls at Interior Floor Slab.

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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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Recommendations: It is recommended that all equipment and piping in the pump room be replaced. At a minimum, the existing piping, valves, strainers, unions, and insulation should be replaced from the heat exchanger to a point where the exposed piping leaves the mechanical room. The exhaust fans and intake opening on the roof that ventilate this space should be re-located so that the intake openings are at least 10 feet from the exhaust fans in order to comply with the International Mechanical Code. 3.3 Air Handlers The air handlers are located in three different mechanical rooms. There is a mechanical room on the east side and west side on the second floor of the building. There is an additional mechanical room on the south side of the building. East Mechanical Room: The east mechanical room houses three air handlers which serve the pool and pool locker rooms. The pool unit appears to be 100% outside air and the air is distributed over the pool swimming area by exposed spiral ductwork with supply registers. (See Photo M-9) The air is relieved with sidewall grilles on the west side of the pool. The unit has only a hot water coil but no cooling or dehumidification. An additional air handler supplies air at the north and south side of the pool area directs air towards the windows. (See Photos M-10, M-11) This unit has a return fan and is not 100% outside air. Similarly, this unit has a hot water coil but no cooling. The third air handler serves the pool locker rooms. This unit also appears to be 100% outside air with a hot water coil and no cooling. An exhaust fan on the roof exhausts air from the pool locker areas. All of the units are controlled by a pneumatic control system. (See Photo M-12) West Mechanical Room: The west mechanical room also has three air handlers. (See Photo M-13) They serve the gym, locker rooms, and the office area. The gym unit has a hot water coil for heating. Cooling is not provided. Air is distributed to the space by exposed spiral ductwork with supply registers. Air is returned through sidewall grilles on the west side of the gym. A return fan is used to return the air back to the unit. The motor on the gym return fan has been recently replaced. The unit serving the locker room also has a hot water coil for heating but no cooling. Air is distributed to the space with ceiling diffusers. (See Photo M-14) Rooftop exhaust fans exhaust the air. Additional heating is done by hot water finned tube. The office area unit has hot water coil for heating and a DX cooling coil with outdoor condensing unit for cooling. Air distribution to the space is done by ceiling diffusers and ceiling return grilles. (See Photo M-15) All of the units are controlled by a pneumatic control system.

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South Mechanical Room: The south mechanical room houses the unit that serves the center of the building, which consists for an art room, squash courts, and upper and lower lounge. This unit has a hot water coil for heating and a DX cooling coil with outdoor condensing unit for cooling. (See Photo M-16) The outdoor condensing unit is located on the upper roof and is a 30 ton Trane unit. Air is distributed to the space by spiral ductwork and diffusers. Findings: The air handlers appear to be original to the building and most appear to be in need of maintenance or repair. The air filters in the unit were examined on all units. All of the air filters were dirty and need to be replaced. (See Photo M-17) The motorized damper on the pool unit air intake louver was broken and disconnected. (See Photo M-18) The fan motor belt on the air handler serving the gym should be replaced. It is also recommended that the existing unit serving the pool area be replaced with a proper fresh air de-humidifying pool 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. There is a small outdoor condensing unit located on the west lower roof. This unit serves as cooling for the office areas. Although it is operational, it was found to be deteriorating and rusted. The larger outdoor condensing unit, located on the upper roof, seems to be a newer unit that replaced the original. It is in good condition. Duct insulation is torn on most of the visible ductwork in the mechanical rooms. Ductwork in most of spaces being served (gym, pool, etc.) appears to be clean and in good condition. However, the locker room is of concern. All of the ceiling supply diffusers are dirty and in poor condition. It appears the dirt on the face of the diffusers is from poorly maintained air handling units, such as filters not being changed. Recommendations: It is recommended that all existing air handling units should be replaced since they appear to be at the end of their useful life cycle. At a minimum, the units should be inspected and refurbished with new parts as required. The units should be maintained more frequently, such as air filter changes. The small outdoor condensing unit on the lower roof should be replaced. A new digital control system should also be considered since the existing pneumatic system is original to the building. 3.4 Exhaust Fans There are several exhaust fans located on the roof of the building. These fans serve the toilet and locker rooms, and mechanical rooms. They appear to be original to the building. These fans are manufactured by Fantech.

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There is also an exhaust system serving the pool mechanical room, where the pool filtration and heat exchangers are located. The exhaust duct is exposed and runs in the ceiling along the length of the room. Findings: The exhaust fan for the Men’s Locker Room, located on the lower west roof, was not operating. It appears that the motor is no longer functioning. All other exhaust fans were found to be operating. The exhaust grilles and ductwork that were visible in the locker room areas appeared satisfactory. (See Photo M-19) The exhaust duct located in the Pool Chemical/Mechanical Room was very rusted, most likely from the moisture and chemicals in the room. (See Photo M-20) Recommendations: Similar to the air handling units, the exhaust fans should be replaced since most were found to be original to the building. The exhaust fan serving the Men’s Locker Room, which was not operating, should be replaced or repaired urgently. The exhaust duct in the Pool Chemical/Mechanical Room should be replaced aluminum or stainless steel duct. It appears that the excess moisture and chemicals in the room rapidly deteriorated the ductwork.

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3.5 Mechanical Photographs

M-1: Typical Exhaust Fan, Lower Roof.

M-2: Pumps and Piping, Pump Room.

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M-3: Steam Piping, Pump Room.

M-4: Typical Fin Tube Convector, Lobby.

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M-5: Hot Water Pumps, Pump Room.

M-6: Typical Hot Water Coil, Piping Configuration, East Mechanical Room.

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M-7: Expansion Tank, Pump Room.

M-8: Exhaust Fan and Fresh Air Intake, Upper Roof.

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M-9: Spiral Ductwork with Supply Grilles, Gymnasium.

M-10: Supply Registers at Windows, South Elevation, Natatorium.

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M-11: Supply Registers at Window, North Elevation, Natatorium.

M-12: Control Panel, East Mechanical Room.

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M-13: Typical Air Handling Unit, West Mechanical Room.

M-14: Typical Ceiling Diffuser, Men’s Locker 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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M-19: Typical Exhaust Grille, Men’s Locker Room.

M-20: Exhaust Duct- Rusted, Pool Filtration Room.

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4.0 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 switchboard’s 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 Electrical Switchboards and Panelboards 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.

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Panel “SR”, located in the Mechanical Equipment room adjacent to the Pool Equipment area shows major corrosion of the panel exterior and on the wire trough above and is considered in poor condition. (See Photo E-10) While an inspection of this panel’s interior components was not performed as part of this survey, it can be reasonably assumed that the conditions which have caused the corrosion of the panel exterior has caused significant degradation of this panel’s interior components. Panel “UL”, located in the upper lounge (Art Room) shows major corrosion of the panel exterior and is considered in poor condition. (See Photo E-11) It can be reasonably assumed that the conditions which have caused the corrosion of the panel exterior has caused significant degradation of this panel’s interior components. Recommendations: It is recommended that an infrared survey be conducted of all major electrical equipment including all main & distribution switchboards, and all branch circuit panelboards to identify any urgent issues that require remediation. It is also recommended that an electrical maintenance company be brought in to perform maintenance on this equipment in accordance with NEMA guidelines. At that time main feeder cables should be inspected to evaluate the condition of conductor insulation. It is recommended that panels “SR” & “UL” mentioned above be considered for urgent replacement. It is further recommended that a plan for replacement of the facilities branch circuit panelboards be developed as the panelboards are rapidly approaching the end of their life cycle. Additionally it is recommended that the facility evaluate their current electrical preventative maintenance programs and make adjustments as required to address any issues identified with current practices. 4.3 Lighting Systems Findings: 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. (See Photos E-12, E-13) In general most of the existing lighting installation is in poor condition. Most public areas are poorly lit giving a very dated look to this facility. Many fixtures throughout the facility were not functioning at the time of the survey. (See Photo E-14) The existing fluorescent lighting fixtures are older, inefficient T-12 lamp type. Many fixtures have plastic diffusers that are yellowed with age. (See Photo E-15) In the pool corridor area, many of the wall-mounted fixtures area are severely corroded and require replacement. (See Photo E-16) In the pool locker room areas the existing incandescent fixtures have been retro-fitted with self-ballasted fluorescent lamps. (See Photo E-17) There are no globes on these fixtures leaving the lamps exposed. In addition these fixtures are not suited for the damp conditions in the locker room areas.

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In the 2nd floor mechanical rooms, the existing lighting consists of chain mounted 2-lamp, T-12 Fluorescent lighting fixtures. The fixture wiring serving each lighting fixture from the junction box is individual #12 THHN wires stranded through the chains. (See Photo E-18) This is not an approved wiring method as wires chain is easily caught in the chain and the wire insulation subsequently damaged. Fluorescent lighting fixtures in the pool filter room were found to be severely corroded and should be replaced. (See Photo E-19) Battery emergency lighting & battery egress lighting units were observed in most public areas. (See Photo E-20) As the original emergency & egress lighting systems were originally served from the emergency generation system which is presently disconnected, proper emergency & egress lighting should be verified throughout the facility. Exterior lighting requires inspection/repair. Fixture was operating during daylight. (See Photo E-21) Consideration should be given to installing a lighting control system in conformance with the latest energy codes. Recommendations: It is recommended that the lighting systems in the public areas be upgraded with modern energy-efficient fixtures to improve the performance of the lighting system and also save operating costs. Lighting fixtures in all other areas, i.e., offices, utility areas, storage, can be upgraded as budgets allow It is also recommended that the locker room fixtures be replaced with new energy-efficient type, suitable for a damp/wet environment. It is recommended that lighting fixtures in the 2nd floor mechanical rooms be replaced with new energy-efficient type. As a minimum, the wiring from the lighting outlet junction box to the fixture should be replaced with an approved wiring/cabling method. Additionally, lighting fixtures installed in the mechanical rooms should be provided with wire guards to best protect the lamps from breakage. It is recommended that the corrosion-damaged lighting fixtures in the pool filter room be replaced with energy-efficient lighting fixtures suitable for the pool filter room environment. Verify proper emergency & egress lighting performance. 4.4 Wiring Systems Findings: Wiring systems, i.e., conduit installations, cables, receptacles, etc., observable throughout the facility are generally in satisfactory condition. However a more detailed inspection of the facilities receptacles including utilizing a plug-in wiring tester to verify receptacle wiring should be performed given the age of the facility. There were several deficiencies observed during the course of the investigations:

x Open junction boxes were observed on the roof and 2nd floor mechanical rooms. - NEC 314.28(C) (See Photo E-22)

x No service receptacle is provided for roof mounted HVAC equipment. – NEC 210.63.

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x Conduit penetrations through the building exterior to roof mounted equipment are improperly sealed. – NEC 300.7 (See Photo E-23)

x 15 and 20 amp 120V, single-phase receptacles within 20 feet of the pool edge require ground-fault protection. – NEC 680.22

x Receptacles within 6 feet of sinks require GFI protection. – NEC 210.8(B)(6 & 7) (See Photo E-24)

x Receptacles in locker rooms/shower areas require GFI protection. – NEC 210.8(B)(6 & 7). (See Photo E-25)

x Provide GFI protection in all other wet areas as required. – NEC 210.8(B)(6) x Provide GFI protection for all electric drinking fountains as required. – NEC 422.52 x Provide GFI protection for elevator machine room receptacle. – NEC 620.85 x Wiring systems within the pool filter room are severely corroded and in some case

conduits and conduit bodies have completely corroded away exposing the wiring contained within. (See Photos E-26, E-27, E-28)

x Exposed wiring at locations throughout the facility. (See Photos E-29, E-30, E-31) x Open / Missing junction boxes. (See Photo E-32)

Recommendations: Perform all investigations and repairs necessary to further identify and rectify the deficiencies noted above and bring the facility into conformance with current codes. Wiring systems within the pool filter area should be replaced in their entirety utilizing corrosion resistant materials. 4.5 Fire Alarms Findings: A new addressable fire alarm system has been installed in the facility since the 2008 inspection. It appears the system is mostly in compliance with current codes. (See Photos E-33, E-34, E-35) Visual & visual/audio signaling device coverage appears to be adequate. It appears that the lower rear elevator lobby does not have a smoke detector installed as required by NFPA 72. (See Photo E-36) It appears that the old fire alarm remote graphic annunciators was left in entry areas. Recommendations: Install smoke detector in the lower rear elevator lobby and modify elevator recall functions as required. Remove all obsolete fire alarm graphic annunciators from entryways.

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4.6 Electrical Photographs

E-1: Main Switchboard, Ground Floor Electrical Room.

E-2: Distribution Switchboard, Ground Floor Electrical Room.

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E-3: Distribution Switchboard, Ground Floor Electrical Room.

E-4: Automatic Transfer Switch, Ground Floor Electrical Room.

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E-5: Automatic Transfer Switch Interior, Ground Floor Electrical Room.

E-6: 85kw Diesel Generator, Second Floor Mechanical Room.

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E-7: Typical Second Floor Lighting Installation.

E-8: Typical Branch Circuit Panelboard.

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E-9: West Panelboard, Second Floor Mechanical Room.

E-10: Panelboard “SR”, Ground Floor Equipment Room.

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E-11: Panelboard “UL”, Second Floor Upper Lobby.

E-12: HID Lighting, Gymnasium.

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E-13: HID Lighting, Natatorium.

E-14: Typical Lobby Track Lighting and Recessed Down-lighting.

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E-15: Typical Fluorescent Lighting Fixture, Egg Crate Diffuser.

E-16: Pool Corridor Lighting Fixtures.

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E-17: Typical Lighting Fixtures in Shower Rooms.

E-18: Wiring to Typical Second Floor Mechanical Room Light Fixture.

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E-19: Pool Filter Room Lighting Fixtures, Ground Floor.

E-20: Typical Corridor Egress Lighting Fixture with Emergency Lighting Heads.

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E-21: Exterior Lighting Fixtures, East Façade.

E-22: Open Junction Box, Second Floor East Mechanical Room.

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E-23: Conduit Penetration through Building Exterior.

E-24: Typical Receptaclebelow Sink.

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E-25: Typical Receptacle, Locker Room.

E-26: Pool Filter Room Conduits.

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E-27: Corrosion of Device Box, Pool Filter Room, Ground Floor.

E-28: Corrosion of Electrical Components, Pool Filter Room, Ground Floor.

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E-29: Exposed Wiring, Pool Filter Room.

E-30: Open Junction Box / Exposed Wiring, Pool Filter Room.

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E-31: Exposed Wiring, Pool Filter Room.

E-32: Open / Missing Junction Box at Roof Parapet.

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E-33: Fire Alarm Control Panel, East Lobby.

E-34: Typical Fire Alarm Pull Station and Signaling Device.

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E-35: Typical Duct Smoke Detector.

E-36: Missing Smoke Detector, Lower Rear Elevator Lobby.

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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 120°F). The domestic hot water temperature is maintained by a

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modulating steam control valve at the heat exchanger. (See Photo P-3) The associated domestic water piping in and out of the heat exchanger together with all shut off valves, strainers, unions etc are original. (See Photo P-4) The pipe insulation is original and deteriorating in many areas. (See Photo P-5) Recommendations: It is recommended that the existing piping, valves, strainers, unions, and insulation be replaced from the heat exchanger to a point where the exposed piping leaves the mechanical room. 5.4 Pool Filtration System Findings: A separate steam to water heat exchanger is located in the pool filtration room adjacent to the mechanical room. Hot water is circulated thru the heat exchanger via a dedicated pump which also circulates the water thru a secondary coil type heat exchanger located in the pool water compartment of the filtration system. The discharge water temperature required to maintain pool water set point conditions is regulated by two (2) modulation steam control valves located above the heat pool heat exchanger. (See Photo P-6) The pool filtration unit and associated pump and piping appear to have been recently replaced. The associated hot water piping in and out of the primary heat exchanger together with all shut off valves, strainers, unions, etc. are original. The pipe insulation is original and deteriorating in many areas. (See Photo P-7) Recommendations: It is recommended that the existing piping, valves, strainers, unions, and insulation be replaced from the primary heat exchanger to a point where the piping connects to the filtration system. 5.5 Pump Findings: The domestic hot water circulating pump located in the basement mechanical room appears to be the original pump. The temperature gauge at the pump was not functioning. Therefore it could not be determined if the controlling aquastat was working. The pool filtration pump appeared to have been recently replaced and was operational at the time of the inspection. (See Photo P-8) The hot water circulating pump in conjunction with the primary and secondary heat exchangers for the pool heating system appeared to be the original. (See Photos P-9, P-10, P-11) Recommendations: It is recommended that the existing domestic hot water circulating pump be replaced together with a new controlling aquastat and temperature gauge. 5.6 Fixtures

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Findings: Lower Level West Floor Area: None of the plumbing fixtures located in the men’s and women’s toilet rooms near the lobby of the lower west floor are ADA compliant. The water closets are wall hung with push button flushometers. The distance from the floor to the top of the regular height water closet seat is 15½”. The distance from the floor to the top of the water closet seat used as an ADA water closet is 20”. The width of the stall is 40½” and the depth is 60½”. (See Photo P-12) The urinals are wall hung with push button flushometers. The distance from the floor to the lip of the urinals is 22½”. (See Photo P-13) The lavatory sinks are wall hung with metered faucets. (See Photo P-14) There is no insulating pipe covering on the exposed piping below the sinks. The distance from the floor to the bottom of the apron is 27½”. None of the plumbing fixtures located in the men’s and women’s locker rooms are ADA compliant. The water closets are wall hung with push button flushometers. The distance from the floor to the top of the regular height water closet seat is 15½”. The distance from the floor to the top of the water closet seat used as an ADA water closet is 20”. The width of the stall is 40½” and the depth is 62½”. (See Photo P-15) The urinals are wall hung with push button flushometers. The distance from the floor to the lip of the urinals is 23½”. The lavatory sinks are wall hung with metered faucets. There is no insulating pipe covering on the exposed piping below the sinks. The distance from the floor to the bottom of the apron is 27½”. The showers are individual stall type with wall mount metering shower valves and tamper resistant fixed shower heads. (See Photo P-16) Recommendations: It is recommended that one (1) stall in each of the men’s and women’s toilet rooms be renovated to comply with the requirements of ADA. The new or relocated wall mounted water closets shall be installed between 17” and 19” above the floor to the seat. It is recommended that one (1) urinal in the men’s 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 men’s and women’s rooms be raised in order to comply with the minimum height requirements measured from the floor to the bottom of the bowl for knee and leg access. Also the exposed piping under the lavatory sinks must be covered with a protecting insulated covering.

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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. Lower Level East Floor Area: None of the plumbing fixtures located in the men’s and women’s pool area locker rooms are ADA compliant except for one 36”x36” shower stall in each of the men’s and women’s shower rooms. (See Photo P-17) The water closets are wall hung with push button flushometers. (See Photo P-18) The distance from the floor to the top of the regular height water closets is 16”. The distance from the floor to the top of the water closet seat that is being used as an ADA water closet is 20½”. The width of this stall is 60” and the depth is 56”. The urinals are wall hung with push button flushometers. The distance from the floor to the lip of the urinals is 22”. The lavatory sinks are wall mounted with metered faucets. (See Photo P-19) There is no insulating pipe covering on the exposed piping below the sinks. The distance from the floor to the bottom of the apron is 27½”. The steam room consists of a shower head hose bib wall outlet and steam jet located near the floor. This room is not ADA compliant. The showers are individual stall type with wall mounted metering shower valves and tamper resistant fixed shower heads. (See Photo P-20) Each of the men’s and women’s shower rooms has one (1) ADA compliant shower stall complete with fold up seat and hand held shower. (See Photo P-21, P-22) The water closet, lavatory sink and stall shower located in the pool office toilet room is not ADA compliant.(See Photo P-23) The water closet is wall mounted with a lever handle flushometer. The distance from the floor to the top of the seat is 17½”. The lavatory sink is wall hung with a faucet that is not ADA compliant. There is no insulating pipe covering of the exposed piping below the sink. The distance from the floor to the bottom of the apron is 27½” The shower stalls consist of a wall mounted manual shower valves and adjustable shower head. (See Photo P-24) Recommendations: It is recommended that additional accommodations be considered in each of the men’s and women’s toilet rooms when renovated to comply with the requirements of ADA. The new or relocated wall mounted water closets shall be installed between 17” and 19” above the floor to the seat.

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It is recommended that one (1) urinal in the men’s 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 men’s and women’s 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 men’s toilet room located on the upper level Arts and Crafts room are ADA compliant. The men’s 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 27½”. 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: Men’s 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 20½” 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 23½” 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 31½”. There is no insulating cover on the piping below the sink therefore it is not ADA compliant. (See Photo P-27) Women’s 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

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more than 5 PSIG pressure to operate which is not ADA compliant. The distance from the floor to the top of the seat is 21” which is not ADA compliant. (See Photo P-28) The lavatory sink is wall mounted with 4” long wrist blade handles. The distance from the floor to the bottom of the apron is 31½”. There is no insulating cover on the piping below the sink therefore it is not ADA compliant. Wall mounted dual level water coolers are located in the lobby areas of the lower level east and lower level west floors. The fixtures appear to be in fair condition and are ADA compliant. (See Photo P-29) Recommendations: It is recommended that the water closets in the men’s and women’s ADA toilet room be lowered to meet the ADA requirements of 17” to 19” above the floor to the seat. It is recommended that the urinal in the men’s ADA toilet room be lowered to meet the ADA requirements of a maximum of 17” above the floor. It is recommended that the exposed piping below the lavatory sinks 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. Note: For a plumbing fixture to be ADA compliant the following requirements are required. Water Closet:

1) The compartment must be a minimum of 60” wide by 59” deep. 2) The distance from the floor to the top of the toilet seat must be between 17”-19”. 3) A flush valve must not require more than 5 PSIG to operate.

Urinal:

1) The distance from the floor to the lip of the urinal must not exceed 17”. 2) A flush valve must not require more than 5 PSIG to operate.

Lavatory Sink:

1) There must be a minimum of 27” below the bowl for knee clearance when using a wheelchair.

2) The exposed piping below the sink must be covered with insulated pipe covering. 3) Faucets shall be approved for ADA use. 4) Metered faucets shall remain on for a minimum of 10 seconds after activation.

Shower Stalls:

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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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5.8 Plumbing Photographs

P-1: Building services entrance – Basement Mechanical Room

P-2: Roof Drains

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P-3: Domestic water heater exchanger – Basement Mechanical Room

P-4: Domestic water heat exchanger – Basement Mechanical Room

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P-5: Damaged insulation – Basement Mechanical Room

P-6: Dual steam control valves for pool heat exchanger – Basement Mechanical Room

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P-7: Damaged insulation – Basement Mechanical Room

P-8: Pool water filtration unit assembly

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P-9: Pool heat exchanger – Primary

P-10: Pool heat exchanger - Secondary

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P-11: Pool water circulation pump

P-12: Regular height water closet – Lower Level West

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P-13: Urinals – Lower Level West

P-14: Lavatory – Lower Level West

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P-15: ADA height water closet – Lower Level East

P-16: Pool locker room metering showers – Lower Level West

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P-17: Pool locker room toilet stalls – Lower Level West

P-18: Pool locker room water closet – Lower Level West

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P-19: Pool locker room lavatory sinks – Lower Level West

P-20: Locker Room shower – Lower Level East

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P-21: Pool locker room ADA shower – Lower Level West

P-22: Pool locker room ADA shower – Lower Level West

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P-23: Pool office toilet room – Lower Level West

P-24: Pool locker room shower stalls – Lower Level West

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P-25: Upper level men’s toilet room – Arts/Crafts

P-26: Upper level men’s toilet room – Arts/Crafts

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P-27: Men’s ADA toilet room – Lower Level West

P-28: Women’s ADA toilet room – Lower Level West

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P-29: Dual level water cooler

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6.0 ROOFING 6.1 Description: Sportspark Upper Roof Area

Building type: Institutional Construction year: 1977 Framing structure: Concrete-precast Foundation: Slab-on-grade Exterior: Brick Roof structure: Concrete-precast Roof slope: Flat Building height: 2 floors

Roof Assembly - Sportspark Upper Roof Area The table(s) and photograph(s) below represent the general EPDM roof system assembly observed during the roof condition assessment of Sports Park Upper Roof Area:

Layer Description Attachment Thickness Surfacing Washed river rock Loose laid Varies - Membrane EPDM Loose laid 45 mil Insulation Expanded polystyrene (EP Loose laid Unknown Membrane Multi Ply BUR Hot asphalt Unknown Insulation Unknown Unknown 2 inches Deck Structural concrete / Tectum

(precast/prestressed) Unknown Unknown

Roof System History - Sportspark Upper Roof Area

Roof type: EPDM Roof area: 33,700 square feet

Installation year: 1985 Est. replacement year:

2014

Manufacturer: Firestone Roofing Products, Inc

Manufacturer warranty:

No

Installation contractor:

No Contractor Information

Contractor warranty: No

Repair contractor: No Contractor Information

Roof access: Exterior ladder

Findings: Sportspark Upper Roof Area The two story recreational facility, reportedly constructed in 1977, has three distinct roof sections. The upper most roof section consists of a ballasted EPDM roof which was installed over the original gravel surface roof over 2” rigid insulation over a concrete roof deck. These types of roofs installed in accordance with the manufacturer’s specifications and with a preventive maintenance program have an expected service life of 20 years. There are two lower roof areas and each consists of a gravel surface built up roof over a concrete deck which

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appears to be original to the building construction. No roofing contractor information, building specifications, AS built drawings, roof maintenance and leak log were available for review. A previous assessment report dated March 25th, 2008 was available and reviewed prior to the inspection. No roof leaks were reported or active roof leaks observed during our inspection. The ballasted EPDM roof system installed on the upper most roof area is approximately 28 years old as confirmed by the observation of the manufacturer’s stamp which is dated 1985. The ballasted roof system is in poor condition and has passed its expected service life. Due to the installation of ballast the majority of the roof surface is not visible for inspection. In areas that are exposed many significant deficiencies were observed, including but not limited to punctures, open laps and bridging of wall flashings. It appears that most of the roof leaks are being contained by the original gravel surfaced built up roof left in place. The perimeter of the building consists of a masonry parapet wall which is capped with a pre-finished metal coping system. The pre-finished metal coping system appears to be in poor condition. The paint finish has worn away and in many areas exposing bare metal. The joints have been sealed in the past with a sealant, however in many areas the sealant has either deteriorated and is cracking and or is no longer present. It is recommended that the copings be replaced when the roof system is replaced. The mortar joints of the masonry wall in many areas appear to be in poor condition and will require repointing. Areas of specific concern are the mortar joints at the thru wall counter flashing. Much of the masonry in these areas has begun to disintegrate and is easily removed by hand, where it is not already missing completely. The copper counter flashings however appear to be in fair condition. The joints in the counter flashing have begun to separate and are open and most likely occurred during the operations of the ballasted roof system. Upon replacement of the roof system the copper counter flashing should be adequately riveted at all joints as needed to provide additional flashing protection. The EPDM membrane has begun to pull away from the masonry wall. It was observed that no termination bar was utilized for the securement of the membrane. Instead, masonry nails with round plates were used. In many spots the EPDM was observed as tearing where the fastener was placed. Should the replacement of the roof system be deferred for an extended period of time, it is recommended to attempt to properly secure the EPDM to prevent further separation of the EPDM membrane from the masonry wall so as to prevent potential leaks that may occur along the perimeter walls. There are a minimal amount of roof top penetrations on this roof area that consist of vent pipes, mechanical curbs, HVAC units, and skylights. Roof top penetrations and roof top curb EPDM base flashings appear to be in poor condition. Many open EPDM corner flashing wraps as well as torn EPDM membrane at flashings, pitch-pockets and curbs were observed. They should be repaired to prevent moisture from entering the roof system and the building. The skylights located on this roof section are original to the construction of the facility and many were observed to be damaged, have poor or broken seals, and in some cases have open EPDM flashings along the base and curbs. Interior staining indicates water infiltration at mutliple skylight and curb locations. It is recommended that the skylights be replaced when the roof system is replaced. The roof area appears to have mono-directional slope towards internal roof drains located along the north perimeter wall. No ponding water was observed on the roof or near the drains areas

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and it is believed that the roof drainage systems is functioning as intended and is providing adequate drainage for the roof area. Many roof drain clamping rings and hardware appear to be corroding and it is recommended that the bolts and washers be replaced with new stainless steel hardware. Recommendations: Sportspark Upper Roof Area The 28 year old .045 mil Ballasted EPDM roof system has surpassed its serviceable life and is in poor condition. Many significant deficiencies were observed and it is highly recommended to make repairs to punctures and tears in the membrane to prevent additional moisture from entering the roof system and the building until the roof system is replaced. Replacement would require the complete removal of all roofing materials down to the concrete deck. With the replacement of the roof system, it is also recommended to replace the existing coping system with a new pre-finished metal coping system. The skylights currently in place also require replacement and should be completed at the same time the roof is being replaced to ensure a complete and weather tight system and flashings are achieved. Masonry repairs that are required should also be completed prior to the installation of the new system to prevent possible damages during repair operations over a newly installed membrane. Only urgent repairs are recommended and this roof should be replaced in 2014. Urgent Repairs 1. Repair punctures and openings in roof membrane, flashings and penetrations (see photos R-

12, R-13, R-14, R-15, R-16). Budget: $3,500.00 2. Repair damaged pitch pockets (see photo R-18).

Budget: $1,750.00

Total Estimated Repair Budget: $5,250.00 Preventative Repairs 1. Repair membrane that is bridging and pulling away from parapet wall due to lack of

adequate termination (see photo R-17). Budget: $2,500.00 2. Seal open joints in copings where required (see photo R-21). Budget: $ 750.00 3. Prime and paint metal copings (see photo R-22). Budget: $1,500.00 4. Seal masonry joints at thru wall counter flashings (see photos R-23, R-24). Budget: $1,500.00 5. Prune tree growth away from roof area (see photo R-25). Budget: $ 500.00 6. Replace drain hardware with new stainless steel bolts and washers. (see photo R-26) Budget: $1,000.00

Total Estimated Repair Budget: $7,750.00

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Roof Replacement 1. Remove existing roof assemblies down to the deck 2. Install new code compliant roof insulation, flashings and accessories 3. Install new fully adhered single ply membrane system Estimated Replacement Budget Year: 2014

Total Estimated Budget: $1,920,000.00 Skylight Replacement 1. Remove existing skylights and curbs and protective screens 2. Install new code compliant energy efficient skylights and mounting curbs Estimated Replacement Budget Year: 2014

Total Estimated Budget: $220,000.00

6.2 Upper Roof Area Photographs

R-1: Northwest Corner of upper roof area

R-2: North, Center Section of upper roof area

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R-3: South, Center Section of upper roof area R-4: Skylights at upper roof area, looking

southeast

R-5: Skylights at upper roof area, looking southwest

R-6: Typical rooftop HVAC equipment support framing at upper roof area

R-7: Typical rooftop vent installation detail at upper roof area

R-8: Typical drain at upper roof area

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R-9: Typical metal coping condition at upper roof area, looking west

R-10: Manufacturer’s stamp date visible at upper roof area

R-11: Interior view of concrete roof deck typical throughout

R-12: Example of punctures, openings in roof membrane

R-13: Open joints in roof membrane at rooftop vent flashing

R-14: Open joints in roof membrane at rooftop vent curb

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R-15: Loose rooftop plumbing penetration vent flashing

R-16: Typical punctures and openings in roof flashings

R-17: Membrane bridging and pulling away from parapet wall

R-18: Deteriorated pitch pockets at utility penetrations

R-19: Damaged skylight section at upper roof area

R-20: Typical condition of skylight frame and acrylic glazing

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R-21: Open joints in parapet copings R-22: Metal copings at north parapet, looking

west

R-23: Open joints at counter flashings, parapet interior

R-24: Open masonry joints at thru wall counter flashings

R-25: Tree growth adjacent to upper roof parapet, north side

R-26: Missing drain hardware, typical throughout

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6.3 Description: Sportspark Lower Roof Areas Roof Assembly - Sportspark Lower Roof Areas The table(s) and photograph(s) below represent the general BUR roof system assembly observed during the roof condition assessment of Sports Park Lower Roof Areas:

Layer Description Attachment Thickness Surfacing Gravel Hot asphalt Varies - Membrane Ply sheet Hot asphalt Unknown - Insulation Unknown Unknown 2 inches Deck Structural concrete

(precast/prestressed) Unknown Unknown -

Roof System History - Sportspark Lower Roof Areas

Roof type: BUR Roof area: 7,600 square feet

Installation year: 1977 Est. replacement year:

2014

Manufacturer: No Manufacturer Information

Manufacturer warranty:

No

Installation contractor:

No Contractor Information

Contractor warranty: No

Repair contractor: No Contractor Information

Roof access: Stairwell

Findings: Sportspark Lower Roof Areas The roof system design on the two lower roof areas consists of a gravel surface built up roof system. These types of roof systems were installed in accordance with the manufacturer’s specification and with a preventative maintenance plan and have an expected service life of 20-25 years. These roof areas appear to be original to the building. No roof warranty, contractor information, as built drawings, maintenance logs, or specifications were available for review. No roof leaks were reported by the building management. The 36 year old gravel surface built up roof systems present on the lower roof areas appear to be installed in accordance with industry standards and appear to be in poor to fair condition and have passed their expected service life. In several locations ridging and blistering of felts were observed. This is an indication that the roof system has reached the end of its serviceable life. Areas where blistering is present, are susceptible to failure and moisture infiltration if left uncorrected. The perimeter of the building consists of a masonry parapet wall which is capped with a pre-finished metal coping system. The pre-finished metal coping system appears to be in poor condition. The paint finish has worn away and in many areas exposing bare metal. The joints have been sealed in the past with a sealant, however in many areas the sealant has either deteriorated and is cracking and or is no longer present. It is recommended that the copings be

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replaced when the roof system is replaced. A penetration was observed passing through the wall at the West roof area and was never properly sealed, thus no protection from the elements is afforded at this location. It is imperative that this opening be properly sealed to prevent further moisture from entering the masonry wall and building and causing damage. The mortar joints of the masonry wall in many areas appear to be in poor condition and will require repointing. Areas of specific concern are the mortar joints at the thru wall counter flashing. Much of the masonry in these areas has begun to disintegrate and is easily removed by hand, where it is not already missing completely. The copper counter flashings however appear to be in fair condition. The joints in the counter flashing have begun to separate and should be riveted at the laps to prevent further separation. The wall flashing material has been coated with an aluminized coating and appears to be in fair condition. Some cracking of the flashings was observed at the vertical laps and will require repair to maintain protection against moisture infiltration. There are a minimal amount of roof top penetrations on this roof area that consist of vent pipes, mechanical curbs, and HVAC units. Most roof top penetrations and roof top curb base flashings appear to be in fair condition. Corner flashings as well as some base flashing were observed to be partially open and require repair to prevent moisture from entering the roof system and the building. Many pitch pockets observed appear to be in poor condition and will require replacement. At two powered roof vent curbs, conduit was passed through the curb wall and was left unsealed. This penetration should be properly sealed with a quality urethane sealant. Recommendations: Sportspark Lower Roof Areas The 36 year old built up roofs appear to have been installed in accordance with the manufacturer’s specifications, within industry standards, and are in poor to fair condition for their age. Many significant deficiencies were observed and it is highly recommended to make priority repairs to prevent additional moisture from entering the roof system and the building until the roof system is replaced. Replacement would require the complete removal of all roofing materials down to the concrete deck. With the replacement of the roof system it is also recommended to replace the existing coping system with a new pre-finished metal coping system. Masonry repairs that are required should also be completed prior to the installation of the new system to prevent possible damages during repair operations over a newly installed membrane. Only priority repairs are recommended at this time. The roof should be replaced in the near future. Priority Repairs 1. Repair flashings at vent curbs where cracked and or open (see photos R-40, R-41). Budget: $ 1,500.00 2. Properly seal penetration at curb sidewall (see photos R-42, R-43). Budget: $ 300.00 3. Replace damaged pitch pockets (see photos R-45, R-46). Budget: $ 750.00 4. Repair penetration at masonry wall as required (see photo R-51). Budget: $ 7,475.00

Total Estimated Repair Budget: $ 10,125.00

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Preventative Repairs 1. Repair masonry joints at thru-wall counter flashing (see photos R-36 thru R-40). Budget: $ 14,950.00 2. Replace corroding drain hardware at all roof drains (see photo R-44). Budget: $ 800.00 3. Rivet and seal open joints at counter flashing (see photo R-47). Budget: $ 500.00 4. Replace undersized/improper drain strainers where required (see photos R-48, R-49). Budget: $ 450.00 5. Install proper supports at AC unit to lift off roof system surface (see photo R-50). Budget: $ 350.00

Total Estimated Repair Budget: $ $17,050.00 Roof Replacement 1. Remove existing roof assemblies down to the deck 2. Install new code compliant roof insulation, flashings and accessories 3. Install new fully adhered single ply membrane system Estimated Replacement Budget Year: 2014

Total Estimated Budget: $480,000.00

6.4 Lower Roof Area Photographs

R-27: View of Lower west roof section, looking west

R-28: View of Lower west roof section, looking north

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R-29: View of Lower west roof section, looking south

R-30: View of Lower east roof section, looking south

R-31: View of Lower East roof section, looking north

R-32: Typical wall flashings and counter flashing, east and west roof sections

R-33: Typical condition of metal coping system, east and west roof sections

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

R-36: Deteriorated masonry joints at parapet above counter flashing

R-37: Typical condition of flashing and counter flashing

R-38: Open masonry joints at thru-wall counter flashing

R-39: Deteriorated masonry joints at thru-wall counter flashing, south side

R-40: Deteriorated flashings at vent curbs

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R-41: Open flashings at rooftop vent curbs R-42: Deteriorated utility penetration seals at

curb sidewall

R-43: Open penetrations at curb sidewall R-44: Corroded drain hardware at all roof drains

R-45: Deteriorated pitch pockets, typical R-46: Damaged pitch pockets at rooftop vents

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R-47: Open joints at parapet counter flashing R-48: Deteriorated drain strainers, typical

R-49: Undersized or improper drain strainers, typical

R-50: Missing supports/dunnage at rooftop AC unit.

R-51: Open utility penetration at masonry parapet wall

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7.0 COST ANALYSIS The estimated cost of renovation and replacement is shown in Appendices A and B, respectively. The cost of complete renovation is estimated at $16.4 million while the cost of replacement is estimated at $36 million. KSE has considered all costs associated with the projects we’ve identified. Such costs may be nonrecurring such as labor, capital investment, and certain operations and services or recurring such as changes in personnel, supplies, and materials or maintenance and repair. The cost of renovation is broken up to two major categories: short term or priority repairs and long term renovation. Short term repairs include necessary repairs to remove water infiltration as the main source of visible damage to both the interior finishes and exterior façade deterioration. Priority repairs include the following:

x Replacement of Upper and Lower Roofs: Roof Replacement will provide greater insulating, prevent further occurrences of water infiltration and thus, stem associated deterioration to the exterior façade and interior finishes (estimated cost at $2,400,000).

x Replacement of the skylights and associated curbs: Skylights Replacement will provide insulating and increased natural lighting benefits (estimated cost at $220,000)

x Re-pointing of the interior parapet masonry and the metal parapet coping: Parapet and Coping Restoration will stabilize façade attachment deterioration and eliminate water infiltration issues by allowing for the proper installation of new flashings (estimated cost at $190,000).

The cost of the priority repairs is estimated at $2,810,000. Long term repairs or renovation are divided into multiple projects that could be undertaken independently minimizing interruptions to the use of the building. They are:

x Façade Restoration: CMU Infill Replacement at the Gym and Natatorium will provide an energy-efficient solution while providing more natural lighting thus reducing current electric loads. One associated benefit will be the reduced structural load on the pre-cast concrete spandrels temporarily supported by steel tubes along the south elevation. The replacement material/system will provide the added benefit of complying with green, LEED requirements. (estimated cost at $1,900,000).

x Parapet Restoration/Reconstruction: Complete parapet rebuilding will alleviate any concerns regarding its integrity and allow for complete replacement of through-wall flashing and façade attachment. (estimated cost at $1,100,000).

x Ceiling Replacement (estimated cost at $175,000). x Window Replacement: Windows and Glazing Replacement will result in energy savings

and reduce operating costs (estimated cost at $475,000). x Door Replacement (estimated cost at $370,000). x Replacement of Interior Athletic Surfaces (estimated cost at $935,000). x Locker and Bathroom Replacement: Restroom/Locker Room Renovations will ensure

compliance with current codes and allow for the installation of more efficient fixtures

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resulting in lower operating costs. Associated aesthetic benefits will result in increased membership and usage (estimated cost at $2,000,000).

x Site Construction: Replacement of outdoor athletic and recreational surfaces, equipment and amenities restoring those facilities for use (estimated cost at $325,000).

x Concrete Restoration and Reconstruction: This work will restore existing walkways and surfaces to a new state and allow for compliance with ADA codes (estimated cost at $360,000).

x Handrails and Railing Replacement: The replacement of damaged handrails and also upgrade to comply with ADA codes (estimated cost at $50,000).

x Interior Finishes and Casework: Miscellaneous repairs and replacement of cabinetry to enhance the interior (estimated cost at $140,000).

x Athletic Equipment Replacement: An allowance to provide for the replacement and/or repairs to athletic equipment (estimated cost at $150,000).

x Furnishings Replacement: An allowance to provide for the replacement of interior office and lobby furniture (estimated cost at $60,000).

x Pool Rehabilitation: Complete upgrade to the pool and surrounding area including filtration and pumping equipment (estimated cost at $800,000).

x Elevator Upgrade: A project intended to rehabilitate the existing elevator and comply with ADA code requirements (estimated cost at $150,000).

x HVAC Upgrades: Rehabilitation and replacement of existing equipment and system upgrades will result in more efficient operating use (estimated cost at $2,000,000).

x Electric Power and Distribution Upgrades: Rehabilitation and replacement of existing electrical power and distribution equipment resulting in more efficient and safe operation (estimated cost at $1,800,000).

x Fire Alarm System Replacement: Replacement of fire alarm/security systems to comply with current codes (estimated cost at $840,000).

The cost of the long term repairs is estimated at $13,630,000. Total cost for renovation (priority and long term) is estimated at $16,440,000 8.0 FEASIBILITY ANALYSIS The feasibility of renovating the structure as compared to replacing it is discussed in this section. As indicated in the previous section, the cost of complete renovation is estimated at $16.4 million while the cost of replacement is estimated at $36 million. It is our recommendation to renovate the structure rather than replacing it for the following reasons:

x Our inspection did not reveal any notable structural defects to the primary systems (precast concrete framing or foundation).

x The building is only 36 years old and has not reached its life expectancy. Renovating the structure will extend its useful life for at least another 30 years.

x The building is not functionally obsolete requiring replacement. x The cost of demolition and rebuilding is more than double the cost of complete

renovation.

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x Building a completely new facility will result in approximately two years of lost use and revenue. Due to the lack of additional land, the existing facility will have to be demolished to allow for construction in the same footprint.

x Complete renovation could be phased allowing continual use of the building with minimum interruptions. There will be disruptions to specific uses and facilities within the building but complete closure will not be required. For example, the natatorium and associated locker rooms could be temporary closed to allow for renovation in those areas only. The same could be considered for other sections and the phasing arranged accordingly. The building layout compartmentalizes by function or use making phasing considerations obvious. Other long-term projects such as ADA compliance, new HVAC and electrical systems can be scheduled for optimal times reducing the operational impacts to the building.

CONCLUSION AND RECOMMENDATIONS KSE’s primary task was to determine the structural condition and mechanical building components of the Sportspark structure. The inspection also included cursory reviews of architectural, roofing, electrical and plumbing systems. The inspection revealed that the primary structural systems are in good condition. Minor defects noted were the cause of water infiltration from the defective roofing material and cracks in the masonry façade. We have also identified Priority repairs which include those components or systems determined to be the root cause of most existing deterioration. These repairs should be considered for implementation in the near future to stabilize the building and prevent further degradation. Long term repairs or renovation should be considered in future planning for the facility. One of the most important items is the removal of the CMU infills at the Gymnasium and Natatorium areas and replacement with a translucent panel system that will satisfy several issues and result in a lower-cost, permanent solution. This concern involves the condition of the masonry façade 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. The replacement material/system 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. In conclusion, KSE recommends consideration of the Priority repairs which are elements taken from the overall renovations estimate. Once these repairs have been completed, additional projects developed from the overall renovations estimate can be considered as capital improvement budgets allow. Phasing development is then recommended to provide budgetary information for use by the R.I.O.C. in the development of their long-term planning.

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PROJECT: Sportspark Recreational Facility 2013-1432Projects Cost Estimate 1/14/2014

TOTAL COST DESCRIPTION OF WORK QNTY UNIT UNIT Including

MEAS COST TOTAL O + P

ROOF REPLACEMENT Temporary Facilities 1 LS 5,000.00 5,000.00 Safety and Temporary Protection 1 LS 10,000.00 10,000.00 Selective Demolition - Upper Roof 33,700 SF 4.40 148,280.00 Selective Demolition - Lower Roofs 7,600 SF 4.40 33,440.00 Manufactured Roof Specialties - Flashings - Upper Roof 1,080 LF 58.70 63,396.00 Manufactured Roof Specialties - Flashings - Lower Roofs 550 LF 38.70 21,285.00 Elastomeric Membrane Roofing and Insulation - Upper Roof 33,700 SF 32.00 1,078,400.00 Elastomeric Membrane Roofing and Insulation - Lower Roofs 7,600 SF 32.00 243,200.00

Total 1,603,001.00 2,400,000.00 SKLYLIGHT REPLACEMENTSelective Demoltion - Skylights and Curbs 2,160 SF 4.75 10,260.00 Skylight Curb Replacement 1,176 LF 8.50 9,996.00 Shed Skyroof Installation - Translucent Panel System- Upper Roof 2,160 SF 58.00 125,280.00

Total 145,536.00 220,000.00 PARAPET REPOINTING / METAL COPING REPLACEMENTTemporary Facilities 1 LS 10,000.00 10,000.00 Safety and Temporary Protection 1 LS 10,000.00 10,000.00 Masonry Restoration - Mortar Replacement/Repointing - Parapet Interior 2,790 SF 14.00 39,060.00 Manufactured Roof Specialties - Parapet Coping - Upper Roof 1,080 LF 45.00 48,600.00 Manufactured Roof Specialties - Parapet Coping - Lower Roofs 335 LF 58.70 19,664.50

Total 127,324.50 190,000.00 FAÇADE RESTORATIONTemporary Facilities 1 LS 15,000.00 15,000.00 Safety and Temporary Facilities 1 LS 20,000.00 20,000.00 Selective Demolition - Façade 15,950 SF 13.00 207,350.00 Masonry Restoration - Mortar Replacement/Repointing - North Elevation 960 SF 14.00 13,440.00 Masonry Restoration - Mortar Replacement/Repointing - South Elevation 2,640 SF 14.00 36,960.00 Masonry Restoration - Mortar Replacement/Repointing - East Elevation 2,400 SF 14.00 33,600.00 Masonry Restoration - Mortar Replacement/Repointing - West Elevation 2,400 SF 14.00 33,600.00 Surface-Bonded Brick Masonry - Façade Veneer Replacement- North Elevation 2,580 SF 42.00 108,360.00 Surface-Bonded Brick Masonry - Façade Veneer Replacement- South Elevation 7,900 SF 42.00 331,800.00 Surface-Bonded Brick Masonry - Parapet Façade Veneer Replacement- Exterior 5,040 SF 42.00 211,680.00 Masonry Control and Expansion Joints 384 LF 16.00 6,144.00 Masonry Restoration- CMU Repointing, Injection 500 LF 32.00 16,000.00 Scaffolding 1 LS 45,000.00 45,000.00 GYMNASIUM / NATATORIUM - TRANSLUCENT PANEL SYSTEMTemporary Facilities 1 LS 5,000.00 5,000.00 Safety and Temporary Facilities 1 LS 15,000.00 15,000.00 Sloped Glazing Demolition - Gymnasium and Pool - South Elevation 1,260 SF 36.00 45,360.00 CMU Wall Demolition - North Elevation 1,680 SF 14.50 24,360.00 Translucent Wall Panel System - North Elevation 1,680 SF 72.00 120,960.00

Total 1,289,614.00 1,900,000.00 PARAPET RESTORATION / RECONSTRUCTIONTemporary Facilities 1 LS 5,000.00 5,000.00 Safety and Temporary Facilities 1 LS 10,000.00 10,000.00 Selective Demolition - Parapets 5,600 SF 13.00 72,800.00 Selective Demolition - Façade 15,950 SF 13.00 207,350.00 Cavity Wall Unit Masonry - Parapets 5,600 SF 32.00 179,200.00 Surface-Bonded Brick Masonry - Parapet Façade Veneer Replacement- Interior 5,040 SF 42.00 211,680.00 Scaffolding 1 LS 30,000.00 30,000.00

Total 716,030.00 1,100,000.00 REPLACEMENT OF CEILINGSEast Lower Level Lobby 750 SF 11.50 8,625.00 East Lower Level Corridor 750 SF 11.50 8,625.00 East Lower Level Lounge 1,250 SF 11.50 14,375.00 East Lower Level Key Room 420 SF 11.50 4,830.00 East Lower Level Instructors Room 330 SF 11.50 3,795.00

ROOSEVELT ISLAND OPERATING CORPORATION

UNIT MATL., LABOR, EQUIP.

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West Lower Level Lobby 1,350 SF 11.50 15,525.00 West Lower Level Corridor 1,600 SF 11.50 18,400.00 West Lower Level Conference Room 250 SF 11.50 2,875.00 West Lower Level Offices 520 SF 11.50 5,980.00 East Upper Level Lounge 3,000 SF 11.50 34,500.00

Total 117,530.00 175,000.00 REPLACEMENT OF EXISTING WINDOWSTemporary Facilities 1 LS 10,000.00 10,000.00 Safety and Temporary Facilities 1 LS 10,000.00 10,000.00 Type A- North Elevation (7'-9" x 11'-7") - 1 each 90 SF 104.00 9,360.00 Type B- North Elevation (28'-6" x 4'-8") - 8 each 1,064 SF 104.00 110,656.00 Type C- North Elevation (25'-0" x 4'-8") - 2 each 234 SF 104.00 24,336.00 Type D- North Elevation (9'-0" x 4'-8") - 1 each 42 SF 104.00 4,368.00 Type E- North Elevation (7'-2" x 11'-7") - 1 each 83 SF 104.00 8,632.00 Type F- South Elevation (3'-0" x 2'-4") - 2 each 14 SF 104.00 1,456.00 Type G- South Elevation (30'-0" x 4'-6") Gymnasium - Translucent Panel System 405 SF 72.00 29,160.00 Type H- South Elevation (3'-0" x 6'-6") - 2 each 39 SF 104.00 4,056.00 Type I- South Elevation (90'-0" x 9'-0") Natatorium - Translucent Panel System 810 SF 72.00 58,320.00 Type J- West Elevation (19'-6" x 2'-9") - 2 each 108 SF 104.00 11,232.00 Type K- West Elevation (14'-10" x 2'-9") - 1 each 41 SF 104.00 4,264.00 Type L- East Elevation (14'-10" x 2'-9") - 1 each 41 SF 104.00 4,264.00 Type M- East Elevation (19'-6" x 2'-9") - 2 each 108 SF 104.00 11,232.00 Type N- East Elevation (12'-3" x 8'-6") - 1 each 104 SF 104.00 10,816.00

Total 312,152.00 475,000.00 REPLACEMENT OF EXTERIOR DOORSTemporary Facilities 1 LS 5,000.00 5,000.00 Safety and Temporary Facilities 1 LS 5,000.00 5,000.00 Aluminum Doors and Frames - Demolition, Supply and Install 8 EA 4,800.00 38,400.00 Hardware - Supply and Install 8 EA 1,400.00 11,200.00

Total 59,600.00 90,000.00 REPLACEMENT OF INTERIOR DOORSMetal Doors and Frames - Demolition, Supply and Install 34 EA 2,855.00 97,070.00 Hardware - Supply and Install 34 EA 2,725.00 92,650.00

Total 189,720.00 280,000.00 REPLACEMENT OF INTERIOR ATHLETIC SURFACESAthletic Flooring- Room D 2,000 SF 42.80 85,600.00 Athletic Flooring- Squash Court A 700 SF 42.80 29,960.00 Athletic Flooring- Squash Court B 700 SF 42.80 29,960.00 Athletic Flooring- Gymnasium 10,200 SF 42.80 436,560.00 Athletic Flooring- Gym C 850 SF 42.80 36,380.00 Athletic Flooring- Weight Room 200 SF 42.80 8,560.00

Total 627,020.00 935,000.00 LOCKER AND BATHROOM REPLACEMENTS Temporary Facilities 1 LS 10,000.00 10,000.00 Safety and Temporary Facilities 1 LS 5,000.00 5,000.00 Selective Demolition 1 LS 182,000.00 182,000.00 Gypsum Wall Board - Ceilings- Showers 1,300 SF 8.00 10,400.00 Ceramic Tile - Floors- Lower Level 9,500 SF 27.25 258,875.00 Ceramic Tile - Floors- Upper Level 300 SF 27.25 8,175.00 Ceramic Tile - Ceilings- Showers 1,300 SF 32.00 41,600.00 Ceramic Tile - Floors - Natatorium 3,600 SF 27.25 98,100.00 Toilet Partitions 26 SETS 3,020.00 78,520.00 Lockers and Benches 150 SETS 654.00 98,100.00 Toilet Accessories 36 SETS 1,180.00 42,480.00 Water Closets 28 EA 3,750.00 105,000.00 Lavatories 22 EA 2,000.00 44,000.00 Shower Pans 3 EA 4,250.00 12,750.00 Urinals 11 EA 3,000.00 33,000.00

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Rough Carpentry- Miscellaneous Wood Blocking and Grounds 1 LS 8,720.00 8,720.00 Finish Carpentry- Architectural Woodwork 1 LS 43,600.00 43,600.00 Domestic Hot/Cold Water Distribution Piping, Valves, Fittings 1 LS 90,000.00 90,000.00 Heating, Ventilation, and Air Conditioning 1 LS 147,000.00 147,000.00

Total 1,317,320.00 2,000,000.00 SITE CONSTRUCTION (Atheltic and Recreational Surface)Outdoor Basketball Court Surface Demolition 5,740 SF 11.00 63,140.00 Outdoor Basketball Court Re-Surfacing 5,740 SF 9.80 56,252.00 Pavement Markings 1 LS 10,000.00 10,000.00 Site Improvements and Amenities 1 LS 50,000.00 50,000.00 Planting 1 LS 40,000.00 40,000.00

Total 219,392.00 325,000.00 CONCRETE RESTORATION AND RECONSTRUCTIONTemporary Facilities 1 LS 5,000.00 5,000.00 Safety and Temporary Facilities 1 LS 5,000.00 5,000.00 Selective Demolition- North Elevation Walkway 3,440 SF 15.00 51,600.00 Cast-In-Place Concrete- North Elevation Walkway 3,440 SF 15.00 51,600.00 Concrete Restoration and Rehabilitation 1 LS 40,000.00 40,000.00 Concrete Pavers Replacement- North Elevation Arcade 3,440 SF 22.00 75,680.00 Concrete Restoration, Injection, Patching 400 LF 30.00 12,000.00

Total 240,880.00 360,000.00 HANDRAILS AND RAILINGS REPLACEMENTHandrails and Railing 260 LF 132.00 34,320.00

Total 34,320.00 50,000.00 INTERIOR FINISHES AND CASEWORKArchitectural Woodwork 1 LS 43,600.00 43,600.00 Gypsum Wall Board - Miscellaneous Repairs and Replacement 2,000 SF 8.00 16,000.00 Lower Level- Partitions, Soffits, Doors, Frames 9,800 SF 3.40 33,320.00 Upper Level- Partitions, Soffits, Doors, Frames 300 SF 3.40 1,020.00

Total 93,940.00 140,000.00 ATHLETIC EQUIPMENT REPLACEMENT ALLOWANCEMiscellaneous Athletic Equipment 1 LS 100,000.00 100,000.00

Total 100,000.00 150,000.00 FURNISHINGS REPLACEMENT ALLOWANCEFurniture, Fixtures, and Equipment (Allowance) 1 LS 40,000.00 40,000.00

Total 40,000.00 60,000.00 SPECIAL CONSTRUCTION - POOL REHABILITATIONTemporary Facilities 1 LS 5,000.00 5,000.00 Safety and Temporary Facilities 1 LS 5,000.00 5,000.00 Selective Demolition 5,000 SF 7.85 39,250.00 Pool Finishes Rehabilitation- Gunite, Liner 5,000 SF 44.60 223,000.00 Pool Equipment- Pumps, Filtration, Chlorination 1 LS 207,100.00 207,100.00 Plumbing 1 LS 67,580.00 67,580.00

Total 546,930.00 800,000.00 CONVEYING SYSTEMS - ELEVATOR UPGRADEElevator - Cab Upgrade 1 EA 81,500.00 81,500.00 Scaffolding 1 LS 20,000.00 20,000.00

Total 101,500.00 150,000.00 HVAC UPGRADES AND REPLACEMENTMechanical Fans- 2,700 cfm 1 EA 9,900.00 9,900.00 Mechanical Fans- 23,000 cfm 1 EA 26,100.00 26,100.00 Mechanical Fans- 3,500 cfm 1 EA 14,850.00 14,850.00 Mechanical Fans- 24,000 cfm 1 EA 29,250.00 29,250.00 Mechanical Fans- 5,400 cfm 1 EA 16,500.00 16,500.00 Mechanical Fans- 18,000 cfm 1 EA 21,600.00 21,600.00 A/C Unit - 110,000 cfm 1 EA 327,000.00 327,000.00 Exhaust Fans- 2,500 cfm 6 EA 2,900.00 17,400.00 Heat Generation Equipment 74,254 SF 6.50 482,651.00

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Hydronic Pumps- 55 gpm 2 EA 5,100.00 10,200.00 Hydronic Pumps- 460 gpm 2 EA 12,500.00 25,000.00 HVAC Instrumentation and Controls 74,254 SF 2.85 211,623.90 HVAC Insulation 74,254 SF 0.75 55,690.50 Testing, Adjusting, and Balancing 74,254 SF 1.50 111,381.00

Total 1,359,146.40 2,000,000.00 ELECTRICAL POWER AND DISTRIBUTION UPGRADESLighting - East Lower Level 24,200 SF 7.00 169,400.00 Lighting - West Lower Level 20,550 SF 7.00 143,850.00 Lighting - East Upper Level 21,000 SF 7.00 147,000.00 Lighting - West Upper Level 4,350 SF 7.00 30,450.00 Demolish Electrical Panels and Install New- 100 amp 11 EA 5,400.00 59,400.00 Demolish Electrical Panels and Install New- 225 amp 2 EA 9,950.00 19,900.00 Demolish Electrical Panels and Install New- 400 amp 2 EA 12,500.00 25,000.00 Demolish Electrical Panels and Install New- 800 amp 2 EA 22,575.00 45,150.00 Distribution Wiring 74,254 SF 5.00 371,270.00 Wiring Devices 74,254 SF 1.70 126,231.80 Emergency Engine Generator 74,254 SF 0.75 55,690.50 Transfer Switches 74,254 SF 0.16 11,880.64

Total 1,205,222.94 1,800,000.00 FIRE ALARM SYSTEM UPGRADES / REPLACEMENTFire Alarm System / Security System 74,254 EA 7.50 556,905.00 Misc. Testing and Repairs 1 LS 5,000.00 5,000.00

Total 561,905.00 840,000.00

11,008,083.84 16,440,000.00

SUBTOTAL 11,008,083.84 GENERAL CONDITIONS - 10% 1,100,808.38

SUBTOTAL 12,108,892.22 OVERHEAD & PROFIT - 8% 968,711.38

SUBTOTAL 13,077,603.60 DESIGN CONTINGENCY - 15% 1,961,640.54

SUBTOTAL 15,039,244.14 ESCALATION TO THE MID-POINT (3%/year)- 3% 451,177.32

SUBTOTAL 15,490,421.47 BOND 2% 309,808.43

SUBTOTAL 15,800,229.90 INSURANCE 4% 632,009.20

TOTAL PROJECT COST 16,432,239.09 16,440,000

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PROJECT: Sportspark Recreational Facility 2013-1432Replacement Cost Estimate 12/3/2013

CODE DESCRIPTION OF WORK TOTALCOST

2 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

3 Concrete 11.40 /SF 846,495.60

4 Masonry 32.25 /SF 2,394,691.50

5 Metals 22.65 /SF 1,681,853.10

6 Woods and Plastics 10.28 /SF 763,331.12

7 Thermal and Moisture Protection 18.35 /SF 1,362,560.90

8 Doors and Windows 12.80 /SF 950,451.20

9 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

GENERAL CONDITIONS - 10% 2,401,746

SUBTOTAL 26,419,202

OVERHEAD & PROFIT - 8% 2,113,536

SUBTOTAL 28,532,738

DESIGN CONTINGENCY - 15% 4,279,911

SUBTOTAL 32,812,649

ESCALATION TO THE MID-POINT (3%/year)- 3% 984,379

SUBTOTAL 33,797,028

BOND- 2% 675,941

SUBTOTAL 34,472,969

INSURANCE- 4% 1,378,919

TOTAL PROJECT COST $483 /SF 35,851,888


UNIT COST / SF

rsprau

rsprau

B-1

rsprau

roosevelt island sportspark structural evaluation and feasibility study

Documents

structural evaluation

c ks engineers

project manager ks engineers

feasibility section

sportspark structure

kse project

santo verta roosevelt

feasibility analysis