C.T. MALE ASSOCIATES Engineering, Surveying, Architecture & Landscape Architecture, D.P.C.

50 Century Hill Drive, Latham, NY 12110

518.786.7400 FAX 518.786.7299 ctmale@ctmale.com

Architecture & Building Engineering Civil Engineering Energy Services Environmental Services Land Services

November 10, 2014 DRAFT REPORT FOR REVIEW & COMMENT Mr. Ralph Swenson, P.E. City Engineer City of Kingston City Hall 420 Broadway Kingston, NY 12401 Re: Preliminary Building Systems Evaluation

Andy Murphy Midtown Neighborhood Center 467 Broadway Kingston, NY 12401 C.T. Male Associates Project No. 14.4119

Dear Mr. Swenson: As requested, C.T. Male Associates Engineering, Surveying, Architecture & Landscape Architecture, D.P.C. (C.T. Male Associates) has completed a preliminary evaluation of select items of concern at the Andy Murphy Midtown Neighborhood Center building located at 467 Broadway in the City of Kingston. As described in our proposal to you dated March 4, 2014, our services were focused on assessing, evaluating, and determining the extent of repairs or additional investigations required for the following items:

Exterior masonry walls and roof gutters, particularly the observed deterioration at the top of walls near the gutters.

Structural framing of the balcony in the gymnasium area at the interface of the exterior masonry walls.

Separating the existing storm drains from the sanitary sewer system, including any repairs required to the existing sanitary sewer lift station.

Separating the existing heating system into two zones to independently control the gymnasium and office area.

A site visit was conducted on July 10, 2014 to observe, document, and evaluate the existing condition of the exterior masonry walls and roof gutters, structural framing of the gymnasium balcony, existing storm drains and sanitary sewer lift station, and the existing heating system. A second site visit was conducted on August 27, 2014 to conduct additional investigations of the structural framing of the gymnasium balcony. The results of our preliminary evaluation are presented below.

C.T. MALE ASSOCIATES Preliminary Building Evaluation Andy Murphy Midtown Neighborhood Center 467 Broadway – Kingston, NY 12401 November 10, 2014 Page 2

Structural Framing of Balcony in Gymnasium During the July 10, 2014 site visit, two small openings were created by the City in the wood paneling on the underside of the balcony, near the west wall of the building. As observed through these openings, the wood framing that supports the balcony adjacent to the west wall appeared to be water stained, but significant deterioration of the wood framing was not readily apparent, except in an isolated area near the exit door to the exterior fire escape. However, our observations were limited to visual observations from the two small openings on the underside of the balcony. As a result, it was recommended that additional openings be created on the top surface of the balcony, near both the west and east walls, to better observe the condition of the framing. Below are several photographs that represent the conditions observed during this site visit.

C.T. MALE ASSOCIATES Preliminary Building Evaluation Andy Murphy Midtown Neighborhood Center 467 Broadway – Kingston, NY 12401 November 10, 2014 Page 3

Prior to our August 27, 2014 site visit, multiple 4-inch diameter holes were cut in the top surface of the balcony by the City near both the east and west walls of the building. Based on our limited visual observations through these holes, the condition of the wood framing was observed to be similar to the conditions observed during our previous site visit. In general, the wood framing adjacent to both walls appeared to be water-stained, with no apparent significant deterioration except near the door to the exterior fire escape on the west wall. It was also observed that the upper portions of the wood framing appeared to bear on secondary wood framing “walls”, which in turn were supported by the masonry walls below, rather than bearing directly on the masonry walls. However, the condition of these supporting masonry walls appeared questionable based on our limited visual observations and the amount of masonry debris observed on the top surface of the ceiling below the balcony. Below are several photographs that represent the conditions observed during this site visit.

Although repairs to the wood framing and supporting masonry walls on the east and west sides of the balcony will most likely be required, the exact quantity, extent, and locations of these repairs cannot be determined at this time without further investigations that would require more extensive removal of the wood ceiling on the underside of the balcony. In order to obtain better visual and physical access to the wood framing and supporting masonry walls, we would recommend removing at least a 4-foot wide strip of ceiling on both the east and west side of the building, which would extend the full depth of the balcony in the north-south direction. We would also recommend that scaffolding be installed directly below these openings to allow for a detailed, hands-on evaluation of the existing conditions in order to determine the extent and location of repairs required. If possible or practical, the repairs could be performed in conjunction with or soon thereafter the evaluation, thus allow the ceiling to remain open and the scaffolding to remain in place. If this is not possible or practical, the ceiling could be

C.T. MALE ASSOCIATES Preliminary Building Evaluation Andy Murphy Midtown Neighborhood Center 467 Broadway – Kingston, NY 12401 November 10, 2014 Page 4

temporarily enclosed and the scaffolding removed until such time that the repairs are completed, which would include replacement of the ceiling with a similar or intentionally different material than the existing. Although the exact extent of the required repairs is not known at this time, we would recommend a budgetary construction cost allowance of $100,000 to $150,000 for this item, subject to change depending upon the results of further investigation and evaluation as previously described. Roofing Systems and Gutters An inspection of the existing roofing systems and gutters was performed by Mr. Peter Hamilton, Senior Field Advisor for Tremco Roofing and Building Maintenance, on behalf of and in conjunction with C.T. Male Associates. A copy of the report prepared by Mr. Hamilton is enclosed for reference, and provides descriptions of observed deficiencies, recommendations to correct the observed deficiencies, and budgetary opinions of probable cost for some of these items. Although the exact extent of the required repairs is not known at this time, we would recommend a budgetary construction cost allowance of $100,000 to $150,000 to repairs the items of concern that were noted in this report. Storm Drain Separation from Sanitary Sewer System Presently, the roof drains are collected by roof leaders and discharge into the sanitary system. In accordance with Figure 1106.1 of the 2010 Plumbing Code of New York State, 2.75 inches of rainfall per hour can be expected during a 100-year storm event. For the approximately 20,000 square foot roof area that discharges into the sanitary system, this equates to a storm influent rate of up to 570 gallons per minute. For a storm event where 1 inch of rainfall per hour occurs, this equates to an influent rate of 208 gpm. The existing sanitary duplex pumping station cannot handle the pumping needs of the sanitary system as well as the storm water influent. During significant rain events, the pressure buildup in the combined storm/sanitary system will cause undue stresses on the pump station resulting in overflows into the basement floor drains and showers, as well as leaking/flooding at the pump station. In addition to imposing an undue load on the sanitary pumping system, having a combined storm/sanitary system will require unnecessary treatment of the storm water at the City of Kingston Waste Water Treatment Plant. It is strongly recommended that the storm drains be redirected to the storm drainage system and not the sanitary system. Based on our preliminary evaluation, it is our opinion that the probable construction cost for this item would be approximately $100,000 to $125,000, depending upon further investigation of the site storm system, for which construction documents were not available.

C.T. MALE ASSOCIATES Preliminary Building Evaluation Andy Murphy Midtown Neighborhood Center 467 Broadway – Kingston, NY 12401 November 10, 2014 Page 5

Exterior Masonry Walls Based on our observations and our review of the report prepared by Mr. Hamilton of Tremco Roofing, it is our opinion that the observed deterioration of the upper portions of the exterior masonry walls is primarily due to the observed deficiencies in the roofing systems and gutters, and therefore should be repaired in conjunction with or soon after the roofing systems and gutters are repaired. Based on our preliminary evaluation, we would recommend a budgetary construction cost allowance of $100,000 to $150,000 for this item. Below are several photographs that represent the observed conditions of the exterior masonry walls.

C.T. MALE ASSOCIATES Preliminary Building Evaluation Andy Murphy Midtown Neighborhood Center 467 Broadway – Kingston, NY 12401 November 10, 2014 Page 6

Pump Station Replacement The existing sanitary duplex pumping station is located in the basement and consists of an approximately 5’-4” diameter tank that is 4’deep and is placed within a brick cistern, which is approximately 6’-2” diameter by 5’ deep. The sanitary and storm drainage discharge into the tank. Within the tank are two 1.5 hp pumps, each with its own 2”discharge line, which are joined in a wye to a single 4” discharge line. The pumps are powered by 208V, 3 phase power. The photographs below show the existing condition and configuration of the existing pump station.

It was reported that the pump station is damaged and leaks, and flooding occur during rain events. Although flooding was not visible at the time of our site visit, olfactory evidence was present. A new tank, sized to fit the existing cistern housing, is recommended, as well as new 1.5 hp grinder pumps. Based on our preliminary evaluation, it is our opinion that the probable construction cost for this item would be approximately $30,000 to $40,000. Temperature Control Zone to Separate Office Area from the Gymnasium Based upon a review of the existing steam piping drawings provided by the City of Kingston, it appears that thermostatically controlled zone valves could be provided to split the steam heating system into two zones. A control valve could be installed on the 3-1/2” steam supply that serves the offices on the East end of the building. This valve would be controlled by a thermostat located in the East end that would allow steam to flow through this part of the system only when the new thermostat called for heat. If the gymnasium called for heat and the East offices did not, then steam would only flow to the gymnasium loop. It appears that it would be possible to further divide the gymnasium loop into two zones. Based upon the piping arrangement, thermostatically controlled valves could be installed on the 3” West end supply

C.T. MALE ASSOCIATES Preliminary Building Evaluation Andy Murphy Midtown Neighborhood Center 467 Broadway – Kingston, NY 12401 November 10, 2014 Page 7

pipe. This valve would only allow steam to flow when a thermostat located in the West end of the building called for heat. Based on our preliminary evaluation, it is our opinion that the probable construction cost for this item would be approximately $15,000 to $20,000. Request for Air Movement in the Gymnasium It was reported that during the warmer months, the air in the gymnasium becomes stagnant and the space overheats. To alleviate this issue, we would recommend the installation of two large paddle fans. For a space this size, we would recommend two (2) 14 foot diameter Big Ass Fans, model PFX2.0. The fans would hang at an elevation of approximately 15’ above finished floor, with approximately 5’ of space above them. The height of the space would need to be confirmed during the final design. Two fans would have a cooling effect, whereas a single fan could be implemented to destratify the air. Based on our preliminary evaluation, it is our opinion that the probable construction cost for the installation of two fans would be approximately $20,000 to $25,000. Summary The following table provides a summary of the recommended repairs, preliminary opinions of probable cost, and relative priorities for implementing these repairs.

Item Description Priority Estimated Construction Cost Range

Plus Contingency

(20%)

Engineering Fee Estimate

(20%)

Estimated Total Cost

Range

Repair Roofing and Gutters

High $100,000 to $150,000

$120,000 to $180,000

$24,000 to $36,000

$144,000 to $216,000

Storm Drain Separation High $100,000 to $125,000

$120,000 to $150,000

$24,000 to $30,000

$144,000 to $180,000

Replace Pump Station High $30,000 to $40,000

$36,000 to $48,000

$7,200 to $9,600

$43,200 to $57,600

Repair Balcony Framing Medium $100,000 to $150,000

$120,000 to $180,000

$24,000 to $36,000

$144,000 to $216,000

Repair Masonry Walls Medium $100,000 to $150,000

$120,000 to $180,000

$24,000 to $36,000

$144,000 to $216,000

Separate Temperature Control Zones

Low $15,000 to $20,000

$18,000 to $24,000

$3,600 to $4,800

$21,600 to $28,800

Install Fans in Gymnasium

Low $20,000 to $25,000

$24,000 to $30,000

$4,800 to $6,000

$28,800 to $36,000

C.T. MALE ASSOCIATES Preliminary Building Evaluation Andy Murphy Midtown Neighborhood Center 467 Broadway – Kingston, NY 12401 November 10, 2014 Page 8

Please be advised that the opinions of probable construction cost and engineering fees indicated in this report are based solely on the results of our preliminary evaluation of the items of concern, and that additional evaluation and/or design is required to accurately define the required scope of work and opinions of probable cost. If you have any questions regarding this report or require additional information, please feel free to contact me at (518) 786-7437. Sincerely, C.T. MALE ASSOCIATES

Christopher M. Shaver, P.E. Managing Structural Engineer

City of Kingston, NY

Andy Murphy Midtown Center

Roof Inspection Report August 4, 2014

Tremco Roofing and Building Maintenance. 3735 Green Road • Beachwood, Ohio 44122 • 216-292-5000

Peter D. Hamilton Senior Field Advisor

Tremco Roofing and Building Maintenance. 3735 Green Road • Beachwood, Ohio 44122 • 216-292-5000 Peter D. Hamilton Phone 518.391.9982 Senior Field Advisor e-mail phamilton@tremcoinc.com

Owner: City of Kingston Building: Murphy Building 467 Broadway, Kingston, NY 12401 Total Roof Size: 19,973 Number of Roof Levels: 7 Roof 1

Roof Size: 203 sf Not Inspected Roof 2

Roof Type: Sloped, heat welded PVC single ply membrane, white Roof Size: 4,138 sf Drainage: Internal Drains Observations:

• There is an abandoned unit on the roof which needs to be removed

• The drains are 2-3” in diameter and drain externally to the lower roof levels

• The metal drip edge is not secured with a cleat to prevent any wind damage to the detail.

• One drain was clogged with debris

• There is no counterflashing metal covering the termination bar for the flashing. Recommendations:

• Inspect the roof semi-annually and clear out any clogged drains

• Remove the abandoned equipment and repair the roof membrane

• Install metal counterflashing over the metal termination bar

Roof 3

Roof Type: Asphalt shingles Roof Size: 300 sf Drainage: built-in gutter Roof Slope: Approximately 2/12 Observations:

• The roof is too low of a slope to use shingles

• The metal gutter is most likely completely rusted through

Recommendations

• The existing shingle roof should be removed and replace with a proper low slope roofing assembly. A budget to replace this roof area would be $10,000

• The existing gutter should be removed and a new gutter system installed. The new gutter system should be properly tied into the roofing system.

• There is a high probability of structural damage around the gutter due to its condition.

Roof 4

Roof Type: Asphalt shingles Roof Size: 300 sf Drainage: built-in gutter Roof Slope: Approximately 2/12 Observations:

• The roof is too low of a slope to use shingles

• The metal gutter is most likely completely rusted through Recommendations

• The existing shingle roof should be removed and replace with a proper low slope roofing assembly. A budget to replace this roof area would be $10,000

• The existing gutter should be removed and a new gutter system installed. The new gutter system should be properly tied into the roofing system.

• There is a high probability of structural damage around the gutter due to its condition.

Roof 5

Roof Type: Asphalt Shingles Roof Size: 11,896 sf Drainage: built-in gutter Roof Slope: Approximately 6/12 Observations:

• The metal gutter was lined with a torch applied, APP modified bitumen membrane

• There are locations where the water ponds in the gutter. The water accelerates the aging of the modified bitumen roofing membrane

• There is no ridge vent in the shingle roof area

• There is no signs of soffit ventilation

• Without any type of ventilation the shingles will heat up and age prematurely Recommendations:

• The condition of the existing metal gutter is not able to be determined. If the metal gutter is in sound condition, then the gutter can be relined.

• If the metal gutter is not found to be in sound condition, then it needs to be removed and replaced.

• There is the possibility of structural damage around the gutter due to its condition. This will not be able to be determined until the metal gutter has been removed.

Roof 6:

Roof Size: 3,070 sf Not Inspected Roof 7:

Roof Type: Flat soldered seam metal panel Roof Size 66 sf Roof Slope: Approximately 2/12 Observations:

• The roof is showing signs of heavy rusting

• If the roof is not protected it will result in the roof needing to be torn off and replaced

Recommendations:

• To prolong the life of the existing metal roof it should be coated. A budget to coat this area would be $2,500