Existing Conditions Survey & Improvement Plan
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13 Vienna Street Annex - Baden Street EGC Improvement Survey `
Preliminary Existing Conditions Survey Findings, Recommendations & Proposed Improvement Roadmap for Baden Street Settlement Inc.
for the
13 Vienna Street Annex (Gym)
and the proposed Baden Street Electronic Gaming Center (EGC)
Dated May 8, 2008
2/6/2009
Page 1
13 Vienna Street Annex - Baden Street EGC Improvement Survey
Introduction Description of the Project:
13 Vienna Street, Rochester, NY consists of two connected structures. The main building is a three story brick and wood frame structure and the second building, herein referred to in this report as the Annex, is a two story concrete block, steel and wood frame structure, or addition, constructed in the 1950s as a gymnasium.
The focus of this study and report is on the Annex building, shown above Baden Street Settlement Inc. wishes to improve the existing game room in the basement of the Annex to house an Electronic Gaming Center to be know as the The Baden Street Electronic Gaming Center (EGC), The existing gaming room is located in the basement level, approximately 6’-4” below grade, in the South West quadrant of the basement directly below a large public assembly space, the gym. (the right two windows in the photo above) The EGC project includes: The refurbishing a single, large (approximately 1250 sq.ft.) room, and the associated corridors, exit ways & storage spaces. To facilitate the new equipment, improvements are required to the existing electrical, telecommunications, networking and mechanical systems serving this space.
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13 Vienna Street Annex - Baden Street EGC Improvement Survey
Preliminary Budget: A preliminary construction & equipment budget of approximately $215,000 was established in early 2008 for the EGC. The breakdown is as follows:
Fixed Building Improvements
$ 35,000
Paint, Carpet, Ceilings, Doors
Furnishings
$ 40,000
Casegoods & Furniture
Mechanicals Improvements
$ 10,000
Upgraded Electrical and HVAC
Telecommunications, Routers
$ 10,000
Gaming Equipment
$125,000
Computers, Consoles, Monitors & Software
Scope of the Study: Baden Street, so as not to be shortsighted, prior to starting work on the EGC requested that the project be viewed in context of a plan to refurbish and improve the annex building as a whole. The scope of the proposed study was to include the other areas of the Annex, and all it’s components and systems, including Layout, Access & Egress, Handicapped Accessibility, Life Safety, Electrical & Mechanical Systems, Energy Efficiency, Structure, and Finishes. The consultant was retained January 24th 2008 to perform the study and prepare a report of his findings and recommendations. The study, this report and the drawings are based on site inspections, photography, field measurements, review of original construction documents, consultation with professional consultants and registered professionals. The consultant’s drawings include a 3D model of the facility to show the Annex building.
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13 Vienna Street Annex - Baden Street EGC Improvement Survey
The consultant’s findings and drawings were presented May 6th to Baden Street, Ron Thomas and his staff. Based on this report, additional services by other professionals may be required, including Mechanical Engineering, Structural & Architectural services as required by Baden Street to meet their objectives and implement any Improvement Plan. Future work based on this report will also require meetings with City or Rochester and other private and public funding sources and regulatory agencies to present the findings & recommendations and any long range Improvement Plan.
Existing Conditions Design & Use The Annex building is approximately 80 foot x 68’ or 5500 sq foot per floor, not including the connecting link to the building to the East. The building plans show that it was constrained in size by the lot area and built up to the South and North property lines. The original design called for a taller structure, a brick exterior and glass block windows. The actual building is lower, has a block exterior. The windows have been replaced or blocked up over time. It appears the original design was not for a typical full gymnasium for basketball, which requires a building closer to 100 foot in length, but originally was designed to accommodate boxing. The location of the interior NW stair required the current basketball court to be located off center to the South
The Gym is one large room with only one other room, the stairwell at the Northwest corner. The lower areas in the basement were designed for and have been used for exercise room, the Mat Room, a Game Room, Locker and Showers Rooms. There are also two toilet rooms and a boiler room. 2/6/2009
Page 4
13 Vienna Street Annex - Baden Street EGC Improvement Survey The basement is on two levels, designed to accommodate the larger Game and Mat rooms without interior columns. This required a deeper steel beam above these areas and the lowering of the floor by 1’-4” for these two spaces.
The lower level has one 8’ wide dead end corridor down the center leading from the lower level and the two larger rooms to the stairwell link to the East. The NW stairwell is isolated and accessed only through the Mat Room in the basement and the Gym above. The use of the facility has remained as originally designed, though the two locker rooms no longer have lockers and now serve as practice or meeting rooms. The original coal fired boiler was removed but the Boiler Room is still used for Water, Gas and Electrical services. The shower and toilets are basically intact.
Structure Framework The building construction is a combination of masonry, steel and wood. The foundation walls are 1’6” poured concrete to just below grade ( 6’-0” above finished floor) with 1’4” cinderblock basement walls to just below the Gym floor (@ 12’-0” AFF). The basement floor appears to be two 4” concrete slabs. The lowest at (0,0) and the other 1’-4” higher. The Gym walls are 12” block to a height of 32’-2” above the lower basement floor (0’-0”) The walls are buttressed with masonry piers to supporting (4) first floor steel beams and (4) steel roof trusses. The bottom of trusses is approximately 16’-8” above the Gym floor. The NW stairwell and the connecting link with it’s stairwell to the East are both masonry construction with concrete floors. All stairs are steel pans with concrete treads. There is one 2’ x 2’ chimney at the Northeast corner of the building that extends approximately 10 foot above the roof. The Gym floor construction is 2x10s 12” o.c. spanning approximately 16 foot with a 6” wood decking & flooring above. The floor joists are supported by 4 steel beams, Two are 27 inches deep and span 34 foot and the other two are 14 inches deep spanning 17 foot. The roof is supported by 4 large steel trusses. (shown above) The structure of the building appears to be sound, with no sign of stress and no reports of structural problems. The gym & basement floors appear level and uncracked. No major cracks or settling was visually evident in the exterior or interior walls. 2/6/2009 Page 5
13 Vienna Street Annex - Baden Street EGC Improvement Survey
Building Envelope, Energy Efficiency & Security
Windows: Some of the original windows all appear to have been replaces with aluminum storefront frames and insulated glass and lower windows are covered will grills (see photo) Upper openings (note the south side of the Gym shown below) have been closed up with concrete block and the openings made smaller.
All windows are fixed, non operable and some need repair, reglazing and caulking. The older windows need replacement. All lower windows have mesh gratings.
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13 Vienna Street Annex - Baden Street EGC Improvement Survey
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13 Vienna Street Annex - Baden Street EGC Improvement Survey
Exterior Doors: The building contains only one exterior door at the NW stairwell & entry, shown below. This 44” x 6’-8” Exit door is deteriorated and requires replacement.
All other doors in the Annex, including those leading to the connecting link, are all interior doors. The link contains one door and exit to grade (shown below ) Thisdoor is deteriorated.
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13 Vienna Street Annex - Baden Street EGC Improvement Survey
Roofing: The roof appears to be a fiber composite panel approximately 2” thick with a built up roof above. Access was not gained to the roof nor was the condition surveyed. It is reported that the roof was redone recently but some leaking was reported. Extensive damage was not visible or seen from the interior. No thermal Insulation was found Walls: The exterior walls are masonry block with no thermal insulation
Interior Construction, Spaces, Layout, Access & Egress
Corridors: There is only one corridor in the basement. It is a dead-end corridor approximately 40 foot in length and 8 foot wide. This corridor also contains two steps at its far end. There are no corridors connected to the NW stairwell. Access to the stairwell is through the Mat Room.
This dead-end corridor and the lack of access to the NW exit from other basement rooms does not meet the current building code.
Stairs: The NW stairs and connection link stairs leading to the exit door in the link are steel of the proper width but with shallow treads of 10” and high risers of 8”. The stair’s and the open railings do not meet the current NYS building code.
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13 Vienna Street Annex - Baden Street EGC Improvement Survey
NW Stairwell
Connecting Link stairwell 2/6/2009
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13 Vienna Street Annex - Baden Street EGC Improvement Survey Interior walls: All interior walls are masonry 4” or 6” thick and generally sound. Interior Doors: All interior doors are original and deteriorated, with missing and broken hardware. Some doors are not sized to accommodate HC accessibility. Ceiling Heights: The basement Game Room has a suspended ceiling at of 8’-9 3/4”. This height allows a single ceiling grid to pass below the 2 large 27 inch deep steel beams above. The other large room, the Mat Room has higher ceilings, above 9’-6” with the beams projecting down approximately 1’-0” to 8’-10 1/2” AFF. The previous Locker Rooms also have suspended ceilings at approximately 9’-6” and projecting beams and a single post column each. Light and Ventilation: All windows are fixed. The four major basement rooms all have original window opening of 7’-0” wide by 30” high on the South and East elevations and 10’-0” x 4’-8” high on the North elevation. As noted some of these windows need repair and new glazing or replacement. The Gym has all 3 of the original large high window openings on the North wall. On the South facade 2 of the three windows have been blocked up and the glazing area reduced. (see previous photo) The Men’s and Women’s Toilet Rooms and Shower rooms are basically intact with small blocked up windows to the East.
Handicapped Accessibility & Other Requirements General Accessibility: The Gym floor is approximately 5’-4” above grade along Vienna Street and the highest basement floor is approximately 5’-4” below grade with the lower floor 6’-8” below grade. No ramps or elevators are present. The building is not handicapped accessible. One grade level entry exists at the north side of the Link. (see prevous photo) Corridors & Stairs: There are two stairwells serving the Annex, One located in the link to the East of the Annex and the other at the Northwest corner of the building. The stairs and their railings do not meet the NYS or ANSI handicapped codes. The existing corridor contains a set of steps with three 5 ½ risers and two 9 ½” treads. These steps and their railings do not meet current NYS or ANSI handicapped codes. Toilet Rooms: The Woman’s Toilet room contains two water closets and two sinks, there are currently no toilet partitions. The Men’s toilet room contains two toilets and, two urinals and one hand sink. There are no grab bars. Both toilet room doors are only 2’-6” wide and will not accommodate a wheelchair. Other Fixtures: There is one drinking fountain in the corridor that does not meet ANSI requirements
Fire and Life Safety The building does not contain a sprinkler system as required by current building codes. The building has a fire alarm system and exits signs, but needs upgrades to meet new construction, handicapped and building code requirements. Finishes: Floors: The wood gym floor is in good condition and some rooms in the basement contain composition tile flooring in generally good condition. The condition of the corridor stairwells and stairs is poor and are just painted or have deteriorated tile. 2/6/2009
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13 Vienna Street Annex - Baden Street EGC Improvement Survey Walls: The walls are generally exposed painted block. The Toilets and Showers have original ceramic mosaic 2x2 tile that is generally in good condition, requiring minor repair, and cleaning. Ceilings: The ceiling of the gym is the bottom of the roof planking. The basement rooms have a combination of suspended ceilings, and composition planking materials in the toilets, shower and mechanical rooms. Generally the condition of the accountic tile ceilings and grids is fair. The planking is exposed and painted.
Plumbing & Fixtures All fixtures, wall hung water closets, lavatories and urinals appear to be functional.
The urinals are original and in poor condition but do not need to be replaced. Note the single valve for the water.
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13 Vienna Street Annex - Baden Street EGC Improvement Survey
The floor mounted water closets are newer and appear in good working order.
The hand sinks are wall hung and in need of replacement. The condition of the sewers or plumbing was not evaluated.
Electrical Systems The electrical service and system is generally 50 plus years old and does not meet current standards. The electrical distribution system is original with some addition wiring added, exposed conduit and exposed service wiring was found throughout). Additional detailed research and design will be required by an Electrical Engineer to determine the extent or replacement required and the cost. The basement is generally lit with 2x4 florescent fixtures suspended in the grid with minimal controls. 2/6/2009 Page 13
13 Vienna Street Annex - Baden Street EGC Improvement Survey There is a fire alarm system and there are illuminated exit signs throughout. Emergencty ligting appeared inadequate to meet current standards. Heating Ventilating and Air Conditioning Systems The building is heated by a mixture of three methods, gas fired unit heaters in the Gym, ducted forced air in the existing game room, and hot water radiant heat and radiators for all other spaces. The original heating system appears to be a hot water system with original piping and some original radiation still functioning. It appears the boiler was removed and the radiators are now supplied by a boiler located in the basement of 13 Vienna Street. The building has no air conditioning, nor mechanical ventilation for the toilet or show rooms. There is some mechanical ventilation to exhaust hot air in the gym. Hazardous Materials Pipe wrap that may contain asbestos was visible in the basement boiler room. The presence of asbestos is suspect.
The ceiling materials appear to be a cementitious panel similar to “tectum”. These may also contain asbestos.
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13 Vienna Street Annex - Baden Street EGC Improvement Survey
Recommendations Design & Use No change of use from the original design or current C of O is anticipated. The layout in general is not problematic, is simple and functional with one exception. The dead-end corridor and limited access to the NW stair presents a life safety issue. Both problems can be addressed by extending the basement corridor to the NW stairwell. This will reduce the useable space of the Mat room, but add functionality. (see Alternate 1 in the drawings for the plan of the new proposed corridor and resultant work)
Structure Framework No structural repairs or improvements appear to be required.
Building Envelope and Energy Efficiency Walls: The building walls are masonry and not insulated. They are painted on both the exterior and interior faces. It is recommended that all exterior walls be framed out to provide thermal insulation and new Interior finishes. Roof - Gym Ceiling: The existing roof should be surveyed and repaired. The largest energy loss is in the Gymnasium roof. It is recommended that insulation blankets be provided between the trusses and walls, as close to the bottom of the deck as possible, allowing for proper ventilation. Windows: All windows are fixed, non operable and some need repair, deglazing and caulking at a minimum. A few windows need replacement. Consideration should be given to reopening the closed up high south windows to provide more natural light. Shading devices can be provided to minimize summer heat gain. Other recommendations include replacing the fixed windows with mechanically operable windows in the Gym to provide natural ventilation Exterior Doors: Both exterior exit door should be replaced.
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13 Vienna Street Annex - Baden Street EGC Improvement Survey
Interior Construction, Spaces, Layout, Access & Egress Corridors: There is only one corridor in the basement and it is a dead-end corridor approximately 40 foot in length and 8 foot wide. This corridor contains steps at its far end. There is no corridor leading to the NW stairwell. The dead-end corridor and access to the NW exits from the basement do not meet the current building code. See Accessibility below for recommendations) Stairs: It is recommended that Both stairwells and stairs should be refurbished with new handrails and finishes. Interior Walls: All interior walls are masonry 4” or 6” thick and should be repainted. All exterior walls should be insulated and provides with new Gyp bd. surfaces returning to all window openings. Interior Doors: All interior doors are original and deteriorated, with missing and broken hardware and should be replaced including their frames and hardware. Two doors need to be sized.
Handicapped Accessibility & Other Requirements Accessibility: To provide handicapped access from grade to all areas of the building including the gym and both basement levels will require a combination of an elevator, lifts and ramps. Ramps: It appears impractical to provide ramps with handrails as a solution to the lack of HC accessibility for the Annex Basement and Gym. 2’ Ramps with a rise of 1/12 with required landings would exceed the 80 foot length of the building. In addition the area along the north face of the building will no accommodate both up and down ramps Elevator: It is recommended that an elevator be provided with any future construction or replacement of the existing structure at 13 Vienna Street. Any new building design should provide access to the two primary levels of the Annex. At this time the location of this future elevator would appear to be best placed adjacent to the current link between buildings with access provided to the north between the existing buildings. Interior Ramp: To provide assess between the two levels of the basement a 16’-0” internal ramp a wheelchair lift can be provided. Both solutions will require changes to the corridor layout (see above) and loss of space within the current mat and or storage room. It is recommended that this ramp be factored into all plans and be provided once the corridor is accessible from grade by the addition of the proposed elevator. Corridors & Stairs: The Link and NW stairs and their railings do not meet current Building or ANSI handicapped codes. The corridor steps and their railings do not meet current Building or ANSI handicapped codes. It would be prohibitive to bring theses stairs into total compliance, requiring there complete replacement. It is recommended that the handrails be modified and the stairs be refurbished and refinished to make them as safe as possible. Toilet Rooms: The Toilets do not meet handicapped requirements. The Woman’s Toilet room contains two water closets and two sinks, there are currently no toilet partitions. The Men’s toilet room contains two toilets and, two urinals and one hand sink. There are no grab bars. Both toilet room doors are only 2’-0” wide and will not accommodate a wheelchair or even a walker. 2/6/2009
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13 Vienna Street Annex - Baden Street EGC Improvement Survey It is recommended that reducing the number of water closets from 4 to two to facilitate two HC stalls can be performed when the floor itself is handicapper accessible and new toilet facilities can be provided. At this time it is recommended that all new work be in compliance with ANSI standards. The door can be enlarged when they are replaced to comply with ANSI requirements and grab bars and toilet partitions can be added to improve the accessibility and privacy. New lavatories and counters can be provided that meet HC requirements. Other: The one drinking fountain in the corridor that does not meet ANSI requirements can be replaced.
Fire and Life Safety The building does not contain a sprinkler system as required by current building codes. It is recommended to increase fire protection & life safety that a sprinkler system be considered, particularly for the basement area. The ceiling of the Game room should be rebuilt to provide not only sound control, but to improve the fire rating of the assembly. A new gyp.bd. ceiling with resilient firing channels can be provided directly to the underside of the floor joists to create an assembly with a fire rating. The ductwork and electrical work can be installed below this ceiling and new acoustic tiles provided to reduce sound transmission. The grid ceiling can be raised were ducts are not traversing below the steel beam, to generally provide a higher ceiling then is currently installed. The building has a fire alarm system and exits signs, both of which need upgrades to meet new construction handicapped and building code requirements. Finishes: Floors: The Game room floor is proposed to be carpet tile to reduce sound. The corridor and stairs and stairwell floors should all be refurbished with new composition tile. The Toilets and Shower room floors can be refurbished without replacement. Walls: All Exterior walls should be framed out to provide insulation and new finishes. All exterior walls would be Gyp Bd. All other interior masonry walls can be repaired and painted. Gym Ceiling: See Building Envelope above. The Blanket insulation should have a finished surface. Basement Ceilings: It is recommended that new suspended ceilings be installed in the Corridors, Toilets, Game and Mat Room
Plumbing & Fixtures All fixtures, water closets, lavatories and urinals appear to be functional, The urinals are original and in good condition but need new fittings. The water closets are newer and appear in good working order. The hand sinks are wall hung and should be replaced. With new counters, bowls, fittings and mirrors. Electrical Systems The Electrical Service should be replaced and the electrical distribution system updated. Additional research and design will be required by an Electrical Engineer to determine the extent or replacement required and the cost. Heating Ventilating and Air Conditioning Systems The HVAC system should be completely replaced or upgraded to provide heating, airconditioning and mechanical ventilation in conformance with current standards and practices. This will save some energy, but not as much as providing additional Insulation and tightening up the building envelope. 2/6/2009
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13 Vienna Street Annex - Baden Street EGC Improvement Survey Hazardous Materials An independent Hazardous materials survey should be commissioned by Baden Street and all hazardous materials removed in accordance with all laws and regulations prior to starting any work.
Revised EGC Phase 1 Budget: To accommodate the EGC additional work was found to be required. The preliminary construction & equipment budget is now approximately $325,000 The breakdown not including optional work (see roadmap) is as follows:
Fixed Building Improvements
$ 70,000
New corridor & Game Room exterior walls Added paint & floor tile for stairways and corridors Additional suspended ceilings in toilets Replacement of 8 additional doors
Furnishings
$ 40,000
Casegoods & Furniture
Mechanicals Improvements
$ 80,000
Upgraded Electrical Service and distribution and Game Room HVAC system and ducting
Telecommunications, Routers
$ 10,000
Gaming Equipment
$125,000
Computers, Consoles, Monitors & Software
Facility Improvement Roadmap Phased Improvement Plan or Roadmap The Roadmap is based on a long term plan for a series of incremental improvements or phased projects not requiring the building to be totally brought up to the current new construction codes. There is no change of use or structural changes planned. Each project can be independently contracted as funding is available. Most work in of a maintenance nature, replaces existing or original deteriorated items with new.
Phase 1 Game Center: 1. Frame in new storage room, exterior walls, insulate, new gyp bd (optional) 2. Demo ceilings in existing Game Room and provide new sound proofing/resilient channels, Gyp Board, soffits and 2x2 acoustic tile ceilings to accommodate new ductwork and light fixtures 3. New Floor Finishes – Carpet in Game room, VAT in Corridors and NW stairwell 4. Paint all walls & doors 5. Replace existing Game Room doors (3) 2/6/2009
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13 Vienna Street Annex - Baden Street EGC Improvement Survey 6. Provide new Storage Room door 7. Repair Game room windows 8. Provide casegoods, shelving and counters 9. Add AC unit for the game room and provide new ductwork & controls 10. Provide new electrical sub panel and distribution wiring, Outlets and Lighting fixtures and controls, 11. Provide emergency lighting and fire alarm equipment.
Phase 1 Additional Improvements to shared spaces: (Optional items) 1. Provide new electrical service and distribution to the Game Room subpanel 2. In lieu of modifying the existing HVAC unit provide new HVAC equipment and ducting for the game room or all basement spaces. 3. Repair all basement windows. 4. Replace all corridor doors and hardware including resizing two toilet room doors. 5. Refurbish Toilet rooms, Provide new toilet partitions. Provide new lavatories, counters, grab bars, lighting, ventilation and accessories.
Phase 2 Additional Improvements to shared spaces:
1. Refurbish corridors, the NW stairwell and exit including a new door, handrail modifications, finishes and lighting. 2. Provide a new corridor linking the dead end corridor and the NW stairwell. Provide a new Mat Room doors and sidelights. Replace the ceilings in the Mat Room and provide new lighting and controls. Paint all walls and provide flooring for proposed activities ie: weight lifting and floor work.
Phase 3 Energy & other Mechanical Improvements 1. Provide new electrical sub panels and distribution wiring for all other spaces, new outlets, lighting fixtures and controls. 2. Insulate the Gymnasium and all other exterior walls. 3. Replace the gymnasium windows with operable windows 4. Enlarge South windows to their original size and provide shading control devices 5. Provide new HVAC systems for the Gymnasium and other rooms 6. Provide new bleachers and storage spaces in the Gym.
Phase 4 Access and Accessibility: 1. Replace the connecting link with a new entry containing an elevator, new exit stairs and HC toilets. This can be done independently or as part of a larger plan to replace the adjacent Vienna Street structure.
End of Report
2/6/2009
Page 19
Preliminary Existing Conditions Survey Findings, Recommendations & Proposed Improvement Roadmap for Baden Street Settlement Inc.
for the
13 Vienna Street Annex (Gym)
and the proposed Baden Street Electronic Gaming Center (EGC)
Dated May 8, 2008
2/6/2009
Page 1
13 Vienna Street Annex - Baden Street EGC Improvement Survey
Introduction Description of the Project:
13 Vienna Street, Rochester, NY consists of two connected structures. The main building is a three story brick and wood frame structure and the second building, herein referred to in this report as the Annex, is a two story concrete block, steel and wood frame structure, or addition, constructed in the 1950s as a gymnasium.
The focus of this study and report is on the Annex building, shown above Baden Street Settlement Inc. wishes to improve the existing game room in the basement of the Annex to house an Electronic Gaming Center to be know as the The Baden Street Electronic Gaming Center (EGC), The existing gaming room is located in the basement level, approximately 6’-4” below grade, in the South West quadrant of the basement directly below a large public assembly space, the gym. (the right two windows in the photo above) The EGC project includes: The refurbishing a single, large (approximately 1250 sq.ft.) room, and the associated corridors, exit ways & storage spaces. To facilitate the new equipment, improvements are required to the existing electrical, telecommunications, networking and mechanical systems serving this space.
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13 Vienna Street Annex - Baden Street EGC Improvement Survey
Preliminary Budget: A preliminary construction & equipment budget of approximately $215,000 was established in early 2008 for the EGC. The breakdown is as follows:
Fixed Building Improvements
$ 35,000
Paint, Carpet, Ceilings, Doors
Furnishings
$ 40,000
Casegoods & Furniture
Mechanicals Improvements
$ 10,000
Upgraded Electrical and HVAC
Telecommunications, Routers
$ 10,000
Gaming Equipment
$125,000
Computers, Consoles, Monitors & Software
Scope of the Study: Baden Street, so as not to be shortsighted, prior to starting work on the EGC requested that the project be viewed in context of a plan to refurbish and improve the annex building as a whole. The scope of the proposed study was to include the other areas of the Annex, and all it’s components and systems, including Layout, Access & Egress, Handicapped Accessibility, Life Safety, Electrical & Mechanical Systems, Energy Efficiency, Structure, and Finishes. The consultant was retained January 24th 2008 to perform the study and prepare a report of his findings and recommendations. The study, this report and the drawings are based on site inspections, photography, field measurements, review of original construction documents, consultation with professional consultants and registered professionals. The consultant’s drawings include a 3D model of the facility to show the Annex building.
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13 Vienna Street Annex - Baden Street EGC Improvement Survey
The consultant’s findings and drawings were presented May 6th to Baden Street, Ron Thomas and his staff. Based on this report, additional services by other professionals may be required, including Mechanical Engineering, Structural & Architectural services as required by Baden Street to meet their objectives and implement any Improvement Plan. Future work based on this report will also require meetings with City or Rochester and other private and public funding sources and regulatory agencies to present the findings & recommendations and any long range Improvement Plan.
Existing Conditions Design & Use The Annex building is approximately 80 foot x 68’ or 5500 sq foot per floor, not including the connecting link to the building to the East. The building plans show that it was constrained in size by the lot area and built up to the South and North property lines. The original design called for a taller structure, a brick exterior and glass block windows. The actual building is lower, has a block exterior. The windows have been replaced or blocked up over time. It appears the original design was not for a typical full gymnasium for basketball, which requires a building closer to 100 foot in length, but originally was designed to accommodate boxing. The location of the interior NW stair required the current basketball court to be located off center to the South
The Gym is one large room with only one other room, the stairwell at the Northwest corner. The lower areas in the basement were designed for and have been used for exercise room, the Mat Room, a Game Room, Locker and Showers Rooms. There are also two toilet rooms and a boiler room. 2/6/2009
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13 Vienna Street Annex - Baden Street EGC Improvement Survey The basement is on two levels, designed to accommodate the larger Game and Mat rooms without interior columns. This required a deeper steel beam above these areas and the lowering of the floor by 1’-4” for these two spaces.
The lower level has one 8’ wide dead end corridor down the center leading from the lower level and the two larger rooms to the stairwell link to the East. The NW stairwell is isolated and accessed only through the Mat Room in the basement and the Gym above. The use of the facility has remained as originally designed, though the two locker rooms no longer have lockers and now serve as practice or meeting rooms. The original coal fired boiler was removed but the Boiler Room is still used for Water, Gas and Electrical services. The shower and toilets are basically intact.
Structure Framework The building construction is a combination of masonry, steel and wood. The foundation walls are 1’6” poured concrete to just below grade ( 6’-0” above finished floor) with 1’4” cinderblock basement walls to just below the Gym floor (@ 12’-0” AFF). The basement floor appears to be two 4” concrete slabs. The lowest at (0,0) and the other 1’-4” higher. The Gym walls are 12” block to a height of 32’-2” above the lower basement floor (0’-0”) The walls are buttressed with masonry piers to supporting (4) first floor steel beams and (4) steel roof trusses. The bottom of trusses is approximately 16’-8” above the Gym floor. The NW stairwell and the connecting link with it’s stairwell to the East are both masonry construction with concrete floors. All stairs are steel pans with concrete treads. There is one 2’ x 2’ chimney at the Northeast corner of the building that extends approximately 10 foot above the roof. The Gym floor construction is 2x10s 12” o.c. spanning approximately 16 foot with a 6” wood decking & flooring above. The floor joists are supported by 4 steel beams, Two are 27 inches deep and span 34 foot and the other two are 14 inches deep spanning 17 foot. The roof is supported by 4 large steel trusses. (shown above) The structure of the building appears to be sound, with no sign of stress and no reports of structural problems. The gym & basement floors appear level and uncracked. No major cracks or settling was visually evident in the exterior or interior walls. 2/6/2009 Page 5
13 Vienna Street Annex - Baden Street EGC Improvement Survey
Building Envelope, Energy Efficiency & Security
Windows: Some of the original windows all appear to have been replaces with aluminum storefront frames and insulated glass and lower windows are covered will grills (see photo) Upper openings (note the south side of the Gym shown below) have been closed up with concrete block and the openings made smaller.
All windows are fixed, non operable and some need repair, reglazing and caulking. The older windows need replacement. All lower windows have mesh gratings.
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13 Vienna Street Annex - Baden Street EGC Improvement Survey
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13 Vienna Street Annex - Baden Street EGC Improvement Survey
Exterior Doors: The building contains only one exterior door at the NW stairwell & entry, shown below. This 44” x 6’-8” Exit door is deteriorated and requires replacement.
All other doors in the Annex, including those leading to the connecting link, are all interior doors. The link contains one door and exit to grade (shown below ) Thisdoor is deteriorated.
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13 Vienna Street Annex - Baden Street EGC Improvement Survey
Roofing: The roof appears to be a fiber composite panel approximately 2” thick with a built up roof above. Access was not gained to the roof nor was the condition surveyed. It is reported that the roof was redone recently but some leaking was reported. Extensive damage was not visible or seen from the interior. No thermal Insulation was found Walls: The exterior walls are masonry block with no thermal insulation
Interior Construction, Spaces, Layout, Access & Egress
Corridors: There is only one corridor in the basement. It is a dead-end corridor approximately 40 foot in length and 8 foot wide. This corridor also contains two steps at its far end. There are no corridors connected to the NW stairwell. Access to the stairwell is through the Mat Room.
This dead-end corridor and the lack of access to the NW exit from other basement rooms does not meet the current building code.
Stairs: The NW stairs and connection link stairs leading to the exit door in the link are steel of the proper width but with shallow treads of 10” and high risers of 8”. The stair’s and the open railings do not meet the current NYS building code.
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NW Stairwell
Connecting Link stairwell 2/6/2009
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13 Vienna Street Annex - Baden Street EGC Improvement Survey Interior walls: All interior walls are masonry 4” or 6” thick and generally sound. Interior Doors: All interior doors are original and deteriorated, with missing and broken hardware. Some doors are not sized to accommodate HC accessibility. Ceiling Heights: The basement Game Room has a suspended ceiling at of 8’-9 3/4”. This height allows a single ceiling grid to pass below the 2 large 27 inch deep steel beams above. The other large room, the Mat Room has higher ceilings, above 9’-6” with the beams projecting down approximately 1’-0” to 8’-10 1/2” AFF. The previous Locker Rooms also have suspended ceilings at approximately 9’-6” and projecting beams and a single post column each. Light and Ventilation: All windows are fixed. The four major basement rooms all have original window opening of 7’-0” wide by 30” high on the South and East elevations and 10’-0” x 4’-8” high on the North elevation. As noted some of these windows need repair and new glazing or replacement. The Gym has all 3 of the original large high window openings on the North wall. On the South facade 2 of the three windows have been blocked up and the glazing area reduced. (see previous photo) The Men’s and Women’s Toilet Rooms and Shower rooms are basically intact with small blocked up windows to the East.
Handicapped Accessibility & Other Requirements General Accessibility: The Gym floor is approximately 5’-4” above grade along Vienna Street and the highest basement floor is approximately 5’-4” below grade with the lower floor 6’-8” below grade. No ramps or elevators are present. The building is not handicapped accessible. One grade level entry exists at the north side of the Link. (see prevous photo) Corridors & Stairs: There are two stairwells serving the Annex, One located in the link to the East of the Annex and the other at the Northwest corner of the building. The stairs and their railings do not meet the NYS or ANSI handicapped codes. The existing corridor contains a set of steps with three 5 ½ risers and two 9 ½” treads. These steps and their railings do not meet current NYS or ANSI handicapped codes. Toilet Rooms: The Woman’s Toilet room contains two water closets and two sinks, there are currently no toilet partitions. The Men’s toilet room contains two toilets and, two urinals and one hand sink. There are no grab bars. Both toilet room doors are only 2’-6” wide and will not accommodate a wheelchair. Other Fixtures: There is one drinking fountain in the corridor that does not meet ANSI requirements
Fire and Life Safety The building does not contain a sprinkler system as required by current building codes. The building has a fire alarm system and exits signs, but needs upgrades to meet new construction, handicapped and building code requirements. Finishes: Floors: The wood gym floor is in good condition and some rooms in the basement contain composition tile flooring in generally good condition. The condition of the corridor stairwells and stairs is poor and are just painted or have deteriorated tile. 2/6/2009
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13 Vienna Street Annex - Baden Street EGC Improvement Survey Walls: The walls are generally exposed painted block. The Toilets and Showers have original ceramic mosaic 2x2 tile that is generally in good condition, requiring minor repair, and cleaning. Ceilings: The ceiling of the gym is the bottom of the roof planking. The basement rooms have a combination of suspended ceilings, and composition planking materials in the toilets, shower and mechanical rooms. Generally the condition of the accountic tile ceilings and grids is fair. The planking is exposed and painted.
Plumbing & Fixtures All fixtures, wall hung water closets, lavatories and urinals appear to be functional.
The urinals are original and in poor condition but do not need to be replaced. Note the single valve for the water.
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13 Vienna Street Annex - Baden Street EGC Improvement Survey
The floor mounted water closets are newer and appear in good working order.
The hand sinks are wall hung and in need of replacement. The condition of the sewers or plumbing was not evaluated.
Electrical Systems The electrical service and system is generally 50 plus years old and does not meet current standards. The electrical distribution system is original with some addition wiring added, exposed conduit and exposed service wiring was found throughout). Additional detailed research and design will be required by an Electrical Engineer to determine the extent or replacement required and the cost. The basement is generally lit with 2x4 florescent fixtures suspended in the grid with minimal controls. 2/6/2009 Page 13
13 Vienna Street Annex - Baden Street EGC Improvement Survey There is a fire alarm system and there are illuminated exit signs throughout. Emergencty ligting appeared inadequate to meet current standards. Heating Ventilating and Air Conditioning Systems The building is heated by a mixture of three methods, gas fired unit heaters in the Gym, ducted forced air in the existing game room, and hot water radiant heat and radiators for all other spaces. The original heating system appears to be a hot water system with original piping and some original radiation still functioning. It appears the boiler was removed and the radiators are now supplied by a boiler located in the basement of 13 Vienna Street. The building has no air conditioning, nor mechanical ventilation for the toilet or show rooms. There is some mechanical ventilation to exhaust hot air in the gym. Hazardous Materials Pipe wrap that may contain asbestos was visible in the basement boiler room. The presence of asbestos is suspect.
The ceiling materials appear to be a cementitious panel similar to “tectum”. These may also contain asbestos.
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Recommendations Design & Use No change of use from the original design or current C of O is anticipated. The layout in general is not problematic, is simple and functional with one exception. The dead-end corridor and limited access to the NW stair presents a life safety issue. Both problems can be addressed by extending the basement corridor to the NW stairwell. This will reduce the useable space of the Mat room, but add functionality. (see Alternate 1 in the drawings for the plan of the new proposed corridor and resultant work)
Structure Framework No structural repairs or improvements appear to be required.
Building Envelope and Energy Efficiency Walls: The building walls are masonry and not insulated. They are painted on both the exterior and interior faces. It is recommended that all exterior walls be framed out to provide thermal insulation and new Interior finishes. Roof - Gym Ceiling: The existing roof should be surveyed and repaired. The largest energy loss is in the Gymnasium roof. It is recommended that insulation blankets be provided between the trusses and walls, as close to the bottom of the deck as possible, allowing for proper ventilation. Windows: All windows are fixed, non operable and some need repair, deglazing and caulking at a minimum. A few windows need replacement. Consideration should be given to reopening the closed up high south windows to provide more natural light. Shading devices can be provided to minimize summer heat gain. Other recommendations include replacing the fixed windows with mechanically operable windows in the Gym to provide natural ventilation Exterior Doors: Both exterior exit door should be replaced.
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13 Vienna Street Annex - Baden Street EGC Improvement Survey
Interior Construction, Spaces, Layout, Access & Egress Corridors: There is only one corridor in the basement and it is a dead-end corridor approximately 40 foot in length and 8 foot wide. This corridor contains steps at its far end. There is no corridor leading to the NW stairwell. The dead-end corridor and access to the NW exits from the basement do not meet the current building code. See Accessibility below for recommendations) Stairs: It is recommended that Both stairwells and stairs should be refurbished with new handrails and finishes. Interior Walls: All interior walls are masonry 4” or 6” thick and should be repainted. All exterior walls should be insulated and provides with new Gyp bd. surfaces returning to all window openings. Interior Doors: All interior doors are original and deteriorated, with missing and broken hardware and should be replaced including their frames and hardware. Two doors need to be sized.
Handicapped Accessibility & Other Requirements Accessibility: To provide handicapped access from grade to all areas of the building including the gym and both basement levels will require a combination of an elevator, lifts and ramps. Ramps: It appears impractical to provide ramps with handrails as a solution to the lack of HC accessibility for the Annex Basement and Gym. 2’ Ramps with a rise of 1/12 with required landings would exceed the 80 foot length of the building. In addition the area along the north face of the building will no accommodate both up and down ramps Elevator: It is recommended that an elevator be provided with any future construction or replacement of the existing structure at 13 Vienna Street. Any new building design should provide access to the two primary levels of the Annex. At this time the location of this future elevator would appear to be best placed adjacent to the current link between buildings with access provided to the north between the existing buildings. Interior Ramp: To provide assess between the two levels of the basement a 16’-0” internal ramp a wheelchair lift can be provided. Both solutions will require changes to the corridor layout (see above) and loss of space within the current mat and or storage room. It is recommended that this ramp be factored into all plans and be provided once the corridor is accessible from grade by the addition of the proposed elevator. Corridors & Stairs: The Link and NW stairs and their railings do not meet current Building or ANSI handicapped codes. The corridor steps and their railings do not meet current Building or ANSI handicapped codes. It would be prohibitive to bring theses stairs into total compliance, requiring there complete replacement. It is recommended that the handrails be modified and the stairs be refurbished and refinished to make them as safe as possible. Toilet Rooms: The Toilets do not meet handicapped requirements. The Woman’s Toilet room contains two water closets and two sinks, there are currently no toilet partitions. The Men’s toilet room contains two toilets and, two urinals and one hand sink. There are no grab bars. Both toilet room doors are only 2’-0” wide and will not accommodate a wheelchair or even a walker. 2/6/2009
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13 Vienna Street Annex - Baden Street EGC Improvement Survey It is recommended that reducing the number of water closets from 4 to two to facilitate two HC stalls can be performed when the floor itself is handicapper accessible and new toilet facilities can be provided. At this time it is recommended that all new work be in compliance with ANSI standards. The door can be enlarged when they are replaced to comply with ANSI requirements and grab bars and toilet partitions can be added to improve the accessibility and privacy. New lavatories and counters can be provided that meet HC requirements. Other: The one drinking fountain in the corridor that does not meet ANSI requirements can be replaced.
Fire and Life Safety The building does not contain a sprinkler system as required by current building codes. It is recommended to increase fire protection & life safety that a sprinkler system be considered, particularly for the basement area. The ceiling of the Game room should be rebuilt to provide not only sound control, but to improve the fire rating of the assembly. A new gyp.bd. ceiling with resilient firing channels can be provided directly to the underside of the floor joists to create an assembly with a fire rating. The ductwork and electrical work can be installed below this ceiling and new acoustic tiles provided to reduce sound transmission. The grid ceiling can be raised were ducts are not traversing below the steel beam, to generally provide a higher ceiling then is currently installed. The building has a fire alarm system and exits signs, both of which need upgrades to meet new construction handicapped and building code requirements. Finishes: Floors: The Game room floor is proposed to be carpet tile to reduce sound. The corridor and stairs and stairwell floors should all be refurbished with new composition tile. The Toilets and Shower room floors can be refurbished without replacement. Walls: All Exterior walls should be framed out to provide insulation and new finishes. All exterior walls would be Gyp Bd. All other interior masonry walls can be repaired and painted. Gym Ceiling: See Building Envelope above. The Blanket insulation should have a finished surface. Basement Ceilings: It is recommended that new suspended ceilings be installed in the Corridors, Toilets, Game and Mat Room
Plumbing & Fixtures All fixtures, water closets, lavatories and urinals appear to be functional, The urinals are original and in good condition but need new fittings. The water closets are newer and appear in good working order. The hand sinks are wall hung and should be replaced. With new counters, bowls, fittings and mirrors. Electrical Systems The Electrical Service should be replaced and the electrical distribution system updated. Additional research and design will be required by an Electrical Engineer to determine the extent or replacement required and the cost. Heating Ventilating and Air Conditioning Systems The HVAC system should be completely replaced or upgraded to provide heating, airconditioning and mechanical ventilation in conformance with current standards and practices. This will save some energy, but not as much as providing additional Insulation and tightening up the building envelope. 2/6/2009
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13 Vienna Street Annex - Baden Street EGC Improvement Survey Hazardous Materials An independent Hazardous materials survey should be commissioned by Baden Street and all hazardous materials removed in accordance with all laws and regulations prior to starting any work.
Revised EGC Phase 1 Budget: To accommodate the EGC additional work was found to be required. The preliminary construction & equipment budget is now approximately $325,000 The breakdown not including optional work (see roadmap) is as follows:
Fixed Building Improvements
$ 70,000
New corridor & Game Room exterior walls Added paint & floor tile for stairways and corridors Additional suspended ceilings in toilets Replacement of 8 additional doors
Furnishings
$ 40,000
Casegoods & Furniture
Mechanicals Improvements
$ 80,000
Upgraded Electrical Service and distribution and Game Room HVAC system and ducting
Telecommunications, Routers
$ 10,000
Gaming Equipment
$125,000
Computers, Consoles, Monitors & Software
Facility Improvement Roadmap Phased Improvement Plan or Roadmap The Roadmap is based on a long term plan for a series of incremental improvements or phased projects not requiring the building to be totally brought up to the current new construction codes. There is no change of use or structural changes planned. Each project can be independently contracted as funding is available. Most work in of a maintenance nature, replaces existing or original deteriorated items with new.
Phase 1 Game Center: 1. Frame in new storage room, exterior walls, insulate, new gyp bd (optional) 2. Demo ceilings in existing Game Room and provide new sound proofing/resilient channels, Gyp Board, soffits and 2x2 acoustic tile ceilings to accommodate new ductwork and light fixtures 3. New Floor Finishes – Carpet in Game room, VAT in Corridors and NW stairwell 4. Paint all walls & doors 5. Replace existing Game Room doors (3) 2/6/2009
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13 Vienna Street Annex - Baden Street EGC Improvement Survey 6. Provide new Storage Room door 7. Repair Game room windows 8. Provide casegoods, shelving and counters 9. Add AC unit for the game room and provide new ductwork & controls 10. Provide new electrical sub panel and distribution wiring, Outlets and Lighting fixtures and controls, 11. Provide emergency lighting and fire alarm equipment.
Phase 1 Additional Improvements to shared spaces: (Optional items) 1. Provide new electrical service and distribution to the Game Room subpanel 2. In lieu of modifying the existing HVAC unit provide new HVAC equipment and ducting for the game room or all basement spaces. 3. Repair all basement windows. 4. Replace all corridor doors and hardware including resizing two toilet room doors. 5. Refurbish Toilet rooms, Provide new toilet partitions. Provide new lavatories, counters, grab bars, lighting, ventilation and accessories.
Phase 2 Additional Improvements to shared spaces:
1. Refurbish corridors, the NW stairwell and exit including a new door, handrail modifications, finishes and lighting. 2. Provide a new corridor linking the dead end corridor and the NW stairwell. Provide a new Mat Room doors and sidelights. Replace the ceilings in the Mat Room and provide new lighting and controls. Paint all walls and provide flooring for proposed activities ie: weight lifting and floor work.
Phase 3 Energy & other Mechanical Improvements 1. Provide new electrical sub panels and distribution wiring for all other spaces, new outlets, lighting fixtures and controls. 2. Insulate the Gymnasium and all other exterior walls. 3. Replace the gymnasium windows with operable windows 4. Enlarge South windows to their original size and provide shading control devices 5. Provide new HVAC systems for the Gymnasium and other rooms 6. Provide new bleachers and storage spaces in the Gym.
Phase 4 Access and Accessibility: 1. Replace the connecting link with a new entry containing an elevator, new exit stairs and HC toilets. This can be done independently or as part of a larger plan to replace the adjacent Vienna Street structure.
End of Report
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