Monthly Archives: March 2016

Property Manager, Restoration

Rego Park Garage Rehabilitation

Rego Park Garage Rehabilitation

Scope

This 500-unit condominium includes a plaza and parking lot above a parking garage. The garage was neglected by the previous owner and left in extreme disrepair and needed Rego Park Garage Rehabilitation. EDG’s work included parking garage restoration, plaza repairs and redesign, parking lot repairs, parking lot extension and façade repairs.

Approach

Initially brought in by a tenant who was on the opposing side of the ownership, the client quickly learned that EDG had a solid understanding of the work. EDG were hired by both parties to jointly handle the project. They were shocked by the estimate provided by their former consultant, so we looked to determine all the unknowns, reducing potential costs to actual costs, and began value-engineering repair options.

Impact

With minimal assessment and two probes, EDG significantly reduced contingencies and worked to evaluate alternatives that would add value to the building, including expanding parking as part of the repairs. EDG ultimately completed more work for 25% of the cost the client had been provided by their former consultant. EDG also carefully phased the work so the worst areas were handled first. The parking lot expansion provided significant value to the client.

Property Manager, Renovation

West Street

West Street

Scope

Located in Lower Manhattan, this 23-story, Cass Gilbert landmark was gut renovated, converting the historic office tower into a luxury apartment building. As part of the West Street renovation, EDG performed architectural design and structural engineering services for the enlargement of an existing amenity space within the central portion of the building.

Approach

Renovating a historic building is very challenging, given many unknown conditions. EDG’s client also requested a modern design which complemented the building’s original aesthetic. To meet these challenges, EDG opened up masonry walls on two sides of the space and cut back existing non-structural piers, creating new connections to adjacent rooms. EDG then designed a new ceiling system and lighting layout to unify all of the spaces visually. This architectural strategy allowed for an integrated design, balancing both modern and historic elements.

Impact

Using an adjacent one-bedroom apartment, the renovation increased the indoor amenity space by more than 700 sq. ft. At the same time, EDG’s design revitalized the 500-sq.ft. courtyard and created a more visual and physical connection between all indoor and outdoor common areas. The result is an expansive, contemporary amenity space, including a fitness center, yoga studio, private dining / event space, lounges, meeting spaces and landscaped terrace.

Property Manager, Restoration

Beekman Avenue

Beekman Avenue

Scope

This Beekman Avenue historical building occupies the full footprint of a three-acre lot with an interior courtyard of over an acre. The five-story building includes approximately 250,000 sq. ft. of residential housing with commercial space on the ground floor. Due to the extensive deterioration of the brick and decorative stone elements, 3,000 linear feet of sidewalk shed was erected at its perimeter and walkways to perform the work. The restoration scope included brick and lintel repair, as well as parapet and roof replacement.

Approach

EDG conducted thorough inspections and assessed the full scope of all required building envelope repairs. We prepared overall construction cost estimates and phasing plans in order for the client to budget and plan. During the construction administration phase, EDG assisted with bidding out the work to contractors and performed all of the quality control inspections.

Impact

Due to the massive footprint and presence of the property, phasing of the project was crucial. The critical areas requiring repair were completed first, so the adjacent sidewalk bridging could be removed, ensuring minimal impact on both the commercial and residential tenants. The client also wished to restore the original building aesthetic, which was achieved by replacing the deteriorated ornamental stones and motifs with new cast-stone-veneer decorative elements.

News, Property Manager, Restoration

Fort Lee

Fort Lee

Scope

This Fort Lee project included the restoration of a 120,000-sq.ft. parking garage structure and a resident plaza level with a pool, servicing a 300-unit apartment building. The structure required extensive repairs throughout, including slabs, steel beams and girder reinforcement to restore the structural capacity.

Approach

EDG was hired as design engineers and architects after initial cost estimates from less experienced firms, showed excess work and an over-estimated construction cost estimate. EDG was responsible for the concrete slab and steel framing rehabilitation, plaza level waterproofing (80,000 sq. ft. with topping slab construction), green roof installation, pool deck alterations, and ADA accessibility.

Impact

The repair work was completed on schedule and at 35% of the cost estimate provided by other consultants. EDG planned the work to be performed in eight phases so the garage could remain operational during construction. The 13,800-sq.ft. green roof transformed the previously unutilized plaza area into a beautifully landscaped amenity for building residents.

Property Manager, Restoration

Helmsley Buildings

Helmsley Buildings

Scope

The Helmsley Hotels range from 16 to 40 stories with exterior façade construction varying from brick and stone masonry to glass curtain wall. For several Helmsley Buildings, prior to their recent sale, we have performed façade condition reports (including Local Law 11 reporting), design services for façade repairs, parking garage repairs below the hotel, plaza repairs, roof repairs, as well as interior architectural alterations.

Approach

As a result of the New York City Local Law 11 façade inspections, EDG designed extensive façade repairs to the structures as part of a maintenance program developed for the Helmsley Organization. For the associated façade repairs, EDG identified scaffold locations, coordinated riggers, identified all required repair locations and prepared all construction documents for contractors to place bids.

Impact

EDG worked directly with the Helmsley’s management staff, providing cost estimates and schedules to the client for budgeting purposes. With careful planning, all work was completed on time and within EDG’s estimated cost budget range. For all of the projects, we effectively managed the process, including the filing of the work with the Department of Buildings. We start filings very early in the process and understand the potential pitfalls of the Department of Buildings, allowing us to shorten the average filing period considerably.

Restoration

Parking Garages

Parking Garages

Scope

EDG provides engineering and architectural services for many parking operators, including Icon Parking, Garage Management, Champion, Imperial and Edison Parking. Icon Parking alone has over 200 parking facilities in New York City, with over 5.5 million sq. ft. of space. More than most, they understand economies of scale in construction and turn to EDG to design cost-effective repairs, renovations, and new facilities.

Our services provided to parking operators include condition surveys and concrete testing, condition evaluation, construction documents for repairs, cost estimating, bidding, construction administration, and site observation. The garages have varying types of construction, such as brick masonry, cast-in-place concrete, precast, post-tension and steel frame, and are either free-standing structures or located within residential towers.

Approach

Parking garages in NYC experience heavy traffic, causing water infiltration and bringing in high levels of corrosive elements, such as salts. These result in a constant need for physical condition assessments and repairs. For busy, 24-hour parking garages, we phase the work when possible to maintain operations during construction. We achieve this by thoroughly understanding the restoration work, carefully planning, and working with the contractor to ensure proper site safety.

Impact

With our extensive portfolio of garage repairs and designs, we have determined the most cost-effective solutions for a wide variety of projects. We have also established assessment techniques proven to accurately define budgets.

Property Manager, Restoration

Montauk Manor

Montauk Manor Restorations

Scope

EDG was selected for the façade restoration and roof waterproofing program for Montauk Manor, which began in 2008. This historic resort condominium hotel is the largest and tallest building in Montauk. It was built in 1926 by Carl G. Fisher and is a four-story, 200-room hotel in the Tudor Revival style. The building is exposed to extreme weather conditions due to its location on the Long Island Sound, where salt water from the ocean rapidly accelerates the deterioration of the façade and roof.

Approach

Investigation is always the first step to a successful restoration project. This includes performing careful due diligence to obtain all of the available information on the construction of the façade as well as the history of repairs. If we don’t have a clear picture, we probe prior to or during construction to determine the conditions. Proper repairs and waterproofing can only be designed when there is a thorough understanding of the existing construction.

Impact

We worked closely with the contractor for repairs so there were no surprises in material selection or cost, which was essential for performing the work within budget. Our experts are trained to work with contractors and collect feedback to ensure constructability. We continue to provide façade repair design and detailing for dozens of unique façade conditions, keeping the Manor free of leaks and maintaining the longevity of the Landmark.

Property Manager, Restoration

Metropolitan Tower

Metropolitan Tower

Scope

The Metropolitan tower is an 80-story residential building in Manhattan. The existing roof was a concrete flat slab and topping slab for a window washing raceway. The hot-applied bitumen roofing had reached its usable life span and was leaking throughout. The scope of work included the investigation of the reported roof leaks, which ultimately led to the replacement of the topping slab and waterproofing membrane.

Approach

This was one of our most challenging roof replacement projects due to the building height and the topping slab, which made assessment of the roof membrane difficult. Proper design cannot be achieved by making assumptions, so we probed the roof to determine the cause and extent of the leaks. Through the probes, we discovered an improper pitch of the existing roof deck, which resulted in leaks at the perimeter.

Impact

With our understanding of the various types of waterproofing and by identifying all of the roofing requirements, our team selected the best membrane for the topping slab condition on this project. We then coordinated with a window washing rig consultant to ensure the replacement was performed correctly. For a complex project like this, we make sure that all parties, including the building management, designers, waterproofing manufacturer, window washing rig consultant, and contractor, work closely together for a successful project.

Property Manager, Restoration

Winthrop Hospital

Winthrop Hospital

Scope

Winthrop Hospital is a 591-bed university hospital located on Long Island in Mineola, NY. Since 2004, this project has consisted of maintenance and restoration for five multi-story parking garages and three surface parking lots accommodating 3,500 vehicles. Each garage maintains a different building system, including steel frame, cast-in-place concrete, open-web joists, precast double tees and waffle slab construction. Work has included full and partial depth slab repairs, façade restoration, steel repairs, painting, control and expansion joint repairs, waterproofing, lighting system replacement, and reconfiguration of surface parking lots to increase capacity.

Approach

For this project, EDG provided structural analysis, condition survey and testing, design, bidding, construction administration, and job site supervision services. Investigation is always the first step to a successful project. This includes performing careful due diligence to obtain all of the available information about construction and repair history. By understanding every aspect of the project, we were able to provide considerable space, time and cost-saving solutions.

Impact

Value is at the center of everything we do, so we worked closely with the contractor for repairs. As a result, there were no surprises in material selection or cost, which was essential for performing the work within budget. Our experts are trained to work with contractors and collect their feedback, ensuring constructability.

Property Manager, Restoration

West End Collapse

West End Collapse

Scope

A section of brick wall, approximately 60 ft. long and 30 ft. high had collapsed onto the city sidewalk. Fortunately, no one was injured in the collapse. EDG immediately responded to a call from the building’s management and was one of the first parties on site. Emergency response included coordinating sidewalk protection, assessment and reporting of the cause of the collapse, an investigation into the remainder of the wall, and design of the remediation program.

Approach

We worked integrally with the Commissioner of the NYC Department of Buildings and his team to investigate and determine the cause of the collapse. A report of our investigation was submitted within 24 hours and reviewed and approved by the Commissioner’s office.

Impact

Our investigation findings indicated extensive bowing and underlying deterioration of wall ties. Water had infiltrated the parapet coping and façade expansion joints, and there was improper drainage of the face brick. We performed an extensive investigation of the remaining walls to determine if any other wall sections were at risk of collapse. We then designed cost-effective remediation work to avoid reconstruction of the full length of the wall.

Property Manager, Restoration

Tower Garage

Tower Garage

Scope

The building is an 18-story residential tower with a two-level parking garage below. The garage below this existing tower hadn’t received maintenance in a long time and was in extreme disrepair. EDG developed an extensive repair program and performed a feasibility study to determine if it was possible to replace one of the elevators with a vehicular ramp for faster access for the garage operator.

Approach

Our client had already had some design work performed and received bids from contractors prior to our involvement. They were given our name from a reference because of our experience as value-engineering specialists. We reassessed, looking to find the best repair method and products for the project. This often involves big-picture assessments, such as weighing the cost of full replacement against the cost of patch-work. For the new ramp, we made use of our surveying technology and understanding of building engineering and worked within inches to provide the ramp access.

Impact

We determined that the most cost-effective repair would be to replace the entire topside of the concrete slab, as opposed to a patch-style repair. Due to the volume of patch repairs that would be required, including the joint work, and the individual prep and piece-work, this replacement was a better repair and produced savings of nearly $400,000. With the ramp installation, we increased the value of the space to this operator significantly for minimal cost, providing a return on investment in a year and a half. Weighing cost vs. value is at the center of everything we do. All work, including the ramp and sidewalk waterproofing issues, was performed for the same amount as the original contractors bid for just the patch repair.

 

Corporate, Renovation

East 84th Street

East 84th Street

SCOPE

Located on First Avenue in the Upper East Side (East 84th Street), this 32-story building has a high visibility podium set back from the street on three sides. EDG was asked to perform both structural and architectural services in updating the aging brick façade. Our intent was to replace the façade and weathered storefront with a contemporary and timeless solution, using materials that complement the remaining building and upper tower.

APPROACH

Peeling back the original façade was a challenge, as there were a host of structural remediation issues which needed to be addressed before we could proceed with a new finish. With our years of experience in restoration and structural engineering, we addressed the issues and designed a new façade with a smooth stucco and limestone finish to enhance the existing building materials. We also designed a structurally-siliconed curtainwall system for the storefront, which provides a clean ribbon of glass for the retail tenants.

IMPACT

The new façade enlivens a very active corner in a high-density district and adds a new layer of elegance to the structure. The restoration and revitalization of the 160 feet of façade provide a new backdrop for the building’s occupants and surrounding neighborhood, enriching the plaza and promenade experience for residents, pedestrians and shoppers along the retail edge.

Developer, Featured, New Building, Renovation

Tribeca Penthouse

Tribeca Penthouse

Scope

For this Tribeca Penthouse project, we worked with award-winning architectural designer, Steve Blatz. We performed the structural design for the gut renovation of a 6,000-square-foot apartment and a 5,000-square-foot addition of vegetative green roof space and landscaped roof decks. We investigated the existing structure for the remediation of construction defects and managed legal work associated with the penthouse addition and structural support of the green roof and roof decks.

Approach

After finding evidence of issues with the existing construction, we performed probes to identify the defects. Had we waited to investigate the structure, like many consultants do, we would have needed to completely redesign the project during construction, halting work and increasing the budget. This project included extensive interior alterations, where structural work involved a new interior courtyard, interior column removals, and reinforcement of existing structural elements. The roof decks were required to be independently supported so that loading was not transferred to the cast iron frame.

Impact

All of the construction defects were handled without having to demolish any of the existing structure, which saved hundreds of thousands of dollars. All new work was carefully designed so the existing cast iron framing was not used as structural support, and apartments below were not affected. The contractor for the project was impressed by EDG’s communication with them, as well as our focus on constructability, and has since recommended us on several projects.

Developer, New Building

Addition Feasibility

Addition Feasibility

Scope

Located in Chelsea, near the West Side Highway, this four-story building was on the market with great development potential and asked about addition feasibility. The client retained EDG to provided zoning and building code analysis, egress, architectural design, and structural analysis for potential future expansion.

Approach

We performed due diligence to create a full picture of the property and the existing building. We reviewed records from the Department of Buildings, including violation history, occupancy records, and previous filings. All of this information can greatly affect the value of the property. We then carefully reviewed the buildable floor area to determine the full development potential of the site.

Impact

With our extensive experience in practical cost estimating, we produced multiple development scenarios, including base repairs, an addition, demolition and reconstruction. In all options, we navigated complicated zoning and building code to fully utilize the site and deliver a much larger building. Ultimately, we gave the client a complete understanding of the existing property value and potential.

 

Developer, Renovation

UWS Apartments

Upper West Side Apartments

Scope

Located on the Upper West Side of Manhattan, this Landmark residential building is five stories high and has a cellar. EDG performed architectural design and structural engineering services for this gut renovation project (UWS Apartments). Searching for additional property value, we reviewed possible development scenarios, including recapturing unused floor area and the conversion to high-end residential apartments with an elevator. Ultimately, the renovation of all apartments was performed, recreational space was added to the cellar, and façade repairs were performed on the Landmark façade.

Approach

Renovating an existing building can be very challenging, given the unknown conditions behind walls and within ceilings and floors. A proper probe plan must be developed to assess the existing conditions, pinning down the costs, and avoiding changes during construction. The right contractors who have extensive experience in this type of work are required.

Impact

In addition to the full renovation of all apartments, we worked through all of the design issues to create two large recreation rooms in the cellar. We lowered the cellar floor a foot and a half to a ceiling height of 8 ft., greatly increasing the value of the ground floor units. Due to the renovations, the client’s return on investment is anticipated within two years.

Corporate, Featured, Renovation

Herald Square

Victoria’s Secret Herald Square

Scope

The Victoria’s Secret retail store in Herald Square recently expanded their ground floor space by 30,000 sq. ft., taking over the entire basement and cellar floor as well as the fourth and fifth floors of the building. As part of the alteration, we designed the renovation to the existing floors, portions of the sidewalk vault space, and the fourth and fifth floors for conversion to storage, requiring a floor load increase. The project also included a sky bridge in the building’s courtyard on the fourth and fifth floors, which required façade alterations.

Approach

Prior to EDG’s involvement, another firm designed a repair to the 100-year-old basement for a new retail space. After reviewing the report and plans, we conducted our own assessment, performing probes and a historical review of the structure, to determine the Building Code construction requirements when the building was constructed in 1909. Prior to even probing the structure, we determined that it had significant additional capacity based on its original design.

Impact

Probes confirmed our expectations; the basement was constructed of very heavy steel and exhibited minimal deterioration. Savings over the original estimates were about 1 million dollars and the work was completed in a fraction of the time, so the store could open earlier than anticipated. Our assessment of the existing construction conditions also allowed for a larger sky bridge for the same cost. This project reflects our commitment to ensuring our clients always receive the most value for their money.

 

Corporate, Renovation

Kidville

Kidville Renovation & Restoration

Scope

Kidville is a national Daycare and Learning Center. EDG performed engineering, code and restoration work for three Kidville locations, including gut renovations, new elevators and stairs, extensive alterations, a new mezzanine, a building addition, and a full replacement of a Landmark façade.

Approach

In our initial project meeting, we performed value engineering to reduce the need for additional pile foundations, which would have delayed the schedule and brought the project significantly over budget.

Impact

We use smart design to save our clients money; not all consultants are able to provide that service. Prior to our involvement, an extensive foundation system of piles had been designed. After careful analysis, our value engineering deemed the system unnecessary, saving an estimated $500,000. Our cost-saving solution was the demolition of a heavy brick masonry ground floor, which was replaced by a lightweight wood floor. This allowed for an addition to the building without any foundation reinforcement.

 

Corporate, Renovation

Bryant Park Heroes

Bryant Park Heroes

Scope

To celebrate the Year of Italian Culture in the U.S., world-renowned designer Antonio Pio Saracino was commissioned to create a permanent public art project and a symbol of Italy. His work, “The Guardians: Hero and Superhero” stand proudly in the plaza at Three Bryant Park. We assisted friend and fellow architect Saracino in the structural design of the sculptures, pro-bono. The statues are each 13 ft. tall; one is constructed of danby marble and the other of mirror-polished stainless steel later called Bryant Park Heroes.

Approach

While we have designed many structures, including sculptures, this project was extremely unique. Saracino intended the many individual pieces (approximately 125) to appear disconnected. With all elements exposed to view, the structural supports could not be easily hidden, so we focused our attention on the assembly method.

Impact

EDG met the challenge by designing thin support rods and hiding welds with stainless steel covers. We even assessed and reinforced the sculptures for high wind and seismic-induced movement. With proper planning and a diligent team, we met the advanced deadline for installation and achieved the floating appearance Saracino designed.

Corporate, Renovation

Dealership Expansion

Dealership Expansion

Scope

We would love to take credit for this beautiful dealership and the beautiful cars, but that’s not what we do. What we do is make sure that money is not wasted on base construction and structure, so the client has enough money left in the budget for a stunning showroom. We were the structural engineers for this project, responsible for the expansion and extensive alterations to the dealership, including a new ramp for access to the second level, rooftop parking storage, column and bearing wall removals, and alterations for a new architectural façade.

Approach

With extensive experience in dealership and parking garage design, EDG has a strong understanding of vehicle storage space requirements and floor loading needs. Whether for new construction or an alteration, we look to design cost-effective solutions by exploring all options for the structure. We review all structural aspects of the project and offer more cost-effective alternatives to the architectural design. We value-engineer by ensuring the right approach is taken and by understanding the existing construction to best accommodate the alteration.

Impact

We redesigned the ramp in a more convenient and effective location, saving over $300,000 in unnecessary removals and relocation. This also gained valuable space for the showroom area and the vehicle storage area. Time and time again, through our value-engineering, we have found better, more cost-effective solutions, where the savings and increased value cover the cost of our fee.

Corporate, Renovation

Red Rooster Restaurant

Red Rooster Restaurant

Scope

Marcus Samuelsson, one of America’s most widely acclaimed chefs and winner of Top Chef Masters, brings his internationally praised signature cuisine to his Harlem Restaurant, Red Rooster. The new restaurant and event hall have a floor area totaling over 9,000 sq. ft. and a kitchen on each level. We worked with noted restaurant interior designers on this project and provided project management, architectural design, code consultation, and structural engineering services.

Approach

By researching and thoroughly understanding every aspect of the project, we provided solutions that saved considerable space, time, and money. The client pays for the restaurant per square foot, so we maximized its potential by carefully planning space for the most seating areas. Filings were meticulously orchestrated to avoid delays in the project. Because the building existed, we reviewed old and new building code options to determine which gave us the optimal front-of-house space.

Impact

Although deemed impossible by other consultants, we obtained approval for using the existing building vault space of almost 2,500 sq. ft., creating enormous value for a restaurant needing space. Our mark was seen in nearly all aspects of the project, including review of the site for development before the lease, aiding in selecting the team of consultants and contractors, layout design, management of all filings (including the special permit for the event space), and structural design for extensive interior alterations. We gained over 200 sq. ft. of additional front-of-house space, and provided constant monitoring of the critical path to the grand opening.