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

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.

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

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 4deep 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 2discharge 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

Repair Roofing and

Gutters
Storm Drain Separation

High

Replace Pump Station

High

Repair Balcony Framing

Medium

Repair Masonry Walls

Medium

Separate Temperature
Control Zones
Install Fans in
Gymnasium

Low

High

Low

Estimated
Construction
Cost Range
$100,000 to
$150,000
$100,000 to
$125,000
$30,000 to
$40,000
$100,000 to
$150,000
$100,000 to
$150,000
$15,000 to
$20,000
$20,000 to
$25,000

Plus
Contingency
(20%)
$120,000 to
$180,000
$120,000 to
$150,000
$36,000 to
$48,000
$120,000 to
$180,000
$120,000 to
$180,000
$18,000 to
$24,000
$24,000 to
$30,000

Engineering
Fee Estimate
(20%)
$24,000 to
$36,000
$24,000 to
$30,000
$7,200 to
$9,600
$24,000 to
$36,000
$24,000 to
$36,000
$3,600 to
$4,800
$4,800 to
$6,000

Estimated
Total Cost
Range
$144,000 to
$216,000
$144,000 to
$180,000
$43,200 to
$57,600
$144,000 to
$216,000
$144,000 to
$216,000
$21,600 to
$28,800
$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

Roof 2
Roof 1
Roof 3

Roof 4

Roof 5

Roof 6

Tremco Roofing and Building Maintenance.

3735 Green Road Beachwood, Ohio 44122 216-292-5000

Peter D. Hamilton
Senior Field Advisor

Phone
e-mail

518.391.9982
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

City of Kingston, NY - Andy Murphy Midtown Center- July 10, 2014- Rooftop Photographs

Roof 2- Ponding water due to a clogged drain

Roof 2- Drip edge metal does not have a cleat beneath it to prevent wind damage

Roof 2- Overview

Roof 2- Abandoned quipment shoudl be removed to prevent further damage to roof

membrane

City of Kingston, NY - Andy Murphy Midtown Center- July 10, 2014- Rooftop Photographs

Roof2- No counterflashing was installed over aluminum termination bar

Roof 2- Overview

Roof 2- Drains are less than 2" in diameter and are sealed with caulk only

Roof 2- Abandoned unit stressing roof memebrane shoudl be removed and roof repaired

City of Kingston, NY - Andy Murphy Midtown Center- July 10, 2014- Rooftop Photographs

Roof 3- Overview of built-in gutter

Roof 3- Overview of metal profile below built-in gutter

Roof 3- Overview of step flashing. Roof is sloped at 2/12.

Roof 3- Water stains were observed when the white metal drip edge was
lifted up

City of Kingston, NY - Andy Murphy Midtown Center- July 10, 2014- Rooftop Photographs

Roof 3- Moss growth and deteriorated masonry at wall below roof level

Roof 3- Overview

Roof 3- Metal gutter and support are heavily rusted

Roof 3- Drain leader from Roof 3 drains into the lower gutter

City of Kingston, NY - Andy Murphy Midtown Center- July 10, 2014- Rooftop Photographs

Roof 3- Close up of step flashing and ice and water protection membrane behind it

Roof 3- Water dripping from under drip edge

Roof 3- Overview

Roof 3- Drain is clogged and remnants of the plywood and elastomeric

coating used to line the metal gutter

City of Kingston, NY - Andy Murphy Midtown Center- July 10, 2014- Rooftop Photographs

Roof 4- deteriorated plywood and elastomeric coating

Roof 4- Vegetation growth behind the metal soffit and fascia

Roof 4- Ovewview of step flashing

Roof 4- Close-up of step flashing

City of Kingston, NY - Andy Murphy Midtown Center- July 10, 2014- Rooftop Photographs

Roof 4- Debris on roof surface should be removed

Roof 4- Gutter overview with loose bracket

Roof 4- Overview of roof area

Roof 4- The drain from roof 2 empties into the gutter of roof 4

City of Kingston, NY - Andy Murphy Midtown Center- July 10, 2014- Rooftop Photographs

Roof 5- Ponding water in gutter. Original metal gutter has been lined with APP modified
bitumen membrane

Roof 5- Close up of down spout

Roof 5- No ridge vent is installed. No soffit vents were observed either

Roof 5- Overview of gutter

City of Kingston, NY - Andy Murphy Midtown Center- July 10, 2014- Rooftop Photographs

Roof 5- Ponding water in gutter

Roof 5- Overview of step flashing

Roof 5- Overview of supports and step flashing

Roof 5- Overview

City of Kingston, NY - Andy Murphy Midtown Center- July 10, 2014- Rooftop Photographs

Roof 5- Effloresence in brick cause by leaks

Roof 5- Loose brickin in wall due to water damage

Roof 5- Close-up of loose bricks in wall

Roof 5- Effloresence is caused by water leaching out the lime in the mortar,
weakening the wall.

City of Kingston, NY - Andy Murphy Midtown Center- July 10, 2014- Rooftop Photographs

Roof 7- Overview

Roof 7- Metal panels are showing signs of heavy rusting

Roof 7- Overview

Roof 7-Close up of heavy rusting area