Expanding EDG’s restoration partnership, Milstein Properties engaged the team to inspect the iconic Stonehenge residential tower. Located on the Gold Coast in North Bergen, NJ, Stonehenge is a uniquely round, 34-story high rise apartment building with over 350 units and nearly 400 balconies. After initial condition analysis was performed by removing the aluminum slab edge covers, the team determined a need for a full exterior restoration campaign to repair the 1968 building – the first effort of this scale at Stonehenge, totaling 50,000 SF of balconies and slab edges.
Given the size of the project and unique building design, the EDG team carefully coordinated each area of work, including tight communication with team members, contractors, and the client. The restoration included repairs to concrete balconies, caulking of window perimeters, repairs to brick piers, steel rebar replacements, bulkhead parapets, and waterproofing. With the rounded exterior, the phases of demolition, construction, and coating had to be carefully sequenced with 12-14 simultaneous outriggers.
Due to several challenges for the project, it was essential to maintain meticulous documentation, filing, quantities, and schedule – all of which EDG managed through advanced on-site and project management technologies. As the first complete restoration effort for the building exterior, the Stonehenge project extended the life of the building and increased long-term safety for all tenants.
Construction Cost: $3.5M
The Milford Properties consist of a cluster of high-rise apartments, nestled in the heart of Battery Park. Constructed in the 1980s, these brick façade buildings complement the vibrant Hudson River waterfront and offer the ultimate in luxury living. Several Milford properties totaling over 1,000 units, including 99 Battery, 200 Rector, and 380 Rector were in need of façade repair. Milford Management engaged the EDG team to perform façade inspections, prepare repair documentation, perform construction administration, and conduct Local Law 11 reporting.
As part of the New York City Local Law 11 façade inspection, EDG surveyed, inspected, and designed building-specific façade repairs for each high-rise structure, ranging from 25 to 44 stories tall. The maintenance and repair campaigns consisted of scaffold drops, coordinated rigging, identification of all deleterious conditions, and preparing plans and construction documents for contractor bidding and repair work. EDG managed and observed all work, from start through completion of each project.
Due to the waterfront location, EDG assessed leaking and replaced the existing sealant with modern materials to prevent water infiltration. Working hand-in-hand with Milford Management staff, our team provided recommendations for repair, construction schedules, and cost estimates for budgeting. EDG worked diligently to address concerns and streamline the project with the client and contractor, handling weather-related challenges and on-site conditions with minimal disruption to the tenants. Projects were completed on time and under budget.
Year Complete: 2018
Construction Cost: $800,000
North Shore Towers comprises three of the tallest structures in Queens. Rising well above the surrounding area, each tower is 34 floors and constructed on the highest point in the county. EDG was retained by North Shore Towers to conduct Local Law 11 inspections and reporting for the 110-acre community complex. Constructed in the 1970’s, the team discovered that all 2,352 balconies were in need of repair and set forth documenting conditions for restoration.
EDG initiated the large-scale project with comprehensive due diligence, reviewing all available records and site conditions. Running the project efficiently to reduce costs and limit disruption to tenants, the team emphasized tight coordination with team members, contractors, DOB, and North Shore Towers. Each of the towers required 69 scaffold drops and 2-3 drops per location, totaling approximately 500 drops. The restoration includes repairs to concrete balconies, eyebrows, minor brickwork, and railing installation. Due to the sheer size of the undertaking, it was critical to maintain precise tracking of documentation, DOB filings, and material quantities – all of which EDG managed through advanced on-site technology.
The comprehensive restorations improved safety and saved on long-term costs for the luxury community complex.
Vice President of Greenthal Property Sales, Linda D. Rappaport remarked, “As the main broker for the North Shore Towers and a resident myself, I’m grateful for the work EDG did on the building façades. Throughout the project, even when they were working on my own high-rise terrace, the team was conscientious, timely, and professional. The restored balconies and facades look great and better represent the ‘luxury community’ essence of our residences.”
Year Completed: 2018
Construction Cost: $10 Million
When EDG learned that the deteriorating 574 Fifth Avenue faced demolition, the team was inspired to preserve the intricate 1940’s ornamentation. While typical processes to restore historic facades are expensive and time-consuming – and therefore usually not feasible - EDG sought modern, highly effective techniques to keep NYC treasures like 574 Fifth Avenue around.
EDG experimented with additive manufacturing methods to apply 3D printing to real-world applications. The team tested out different design technologies, printers, mold thicknesses, and materials. After several iterations, the team discovered an optimal formula and process. The team proto-typed and diagrammed the full assembly, using 3D printed plastic forms inlaid with laser cut wire mesh and stirrups to reinforce the cast.
Using 3D printing for façade and ornamentation molds, EDG not only pioneered a process for modern façade experimentation and ornamentation but also a way to extend the life of existing architectural gems. By producing digital archives of façade elements and using easily-accessible, affordable printing materials, the replacement of parts can happen on-site and with a dramatically shortened lead time. Breaking apart from standard pre-cast forms, this new technique allows designers and property owners to celebrate the details of historic buildings for generations to come. The design also allows for the addition of additional stories behind the original façade, expanding space vertically and maximizing real estate value.
EDG was hired to repair the 3rd, 4th and roof levels of the South Broadway Garage, located in White Plains, NY. EDG designed the restoration of the precast structure, including the façade. The previous owner had neglected the structure, leaving the three levels in extreme disrepair. In some areas, water would pour in from the ceiling, obstructing vehicular traffic.
By surveying and probing the structure, classifying work into critical and non-critical categories, and reviewing long-term preventative maintenance opportunities, EDG determined potential vs. actual costs and offered repair options through value engineering. EDG also provided the owner with design options for the future parking expansion.
The project was carefully phased, so critical areas were addressed first. We successfully evaluated alternatives to add value to the structure, including the potential expansion of the parking garage. Note: During the course of the project, the garage was acquired and demolished by the City of White Plains.
Located on the Hudson River, Pier 40 Parking Deck is the largest in the city. It includes an enormous recreation center, acres of field space, approximately 2,200 long-term parking spaces (the largest parking facility in Manhattan), and the offices of Hudson River Park Trust, who operate Hudson River Park and 36 piers. The scope of work for EDG included the assessment of the existing deck conditions and design of the rehabilitation of the 40+ year old pier, including the complete replacement of the top slab deck and waterproofing.
Given the large square footage of the complex, every detail can have a significant cost impact, so EDG looked carefully at the key cost variables. Many repair options were explored to obtain the optimal solution. The client required that the roof deck be made watertight for years to come, so EDG carefully evaluated leading waterproofing systems to find one that fit the needs of existing and future conditions. As the largest revenue generator for the Hudson River Park Trust, continued operation during construction was extremely important and phasing had to be carefully planned.
EDG prepared cost estimates for the work at every stage of design. The project not only came in just below our budget estimate, but below the contracted construction cost. The success of the first phase of the project was a team effort made by all parties, including Trust’s team and the contractor. EDG initially set out to understand everything about the existing conditions in the scope of work. This high level of due diligence paid off, and no design changes were required. All phases of design work were completed early or on-time, which was essential for the pier to continue serving both the community and the Trust’s operations.
In 2010, 2015, and 2017, the New York City Housing Authority issued a bid for the restoration design of their developments’ façades and roofs. EDG was one of ten firms selected to receive a five-year contract for the design of the envelope work for a portfolio of over 2,600 buildings. Our work includes preparing Local Law 11 façade condition reports for Cycles 6, 7, and 8 for more than 250 of NYCHA’s buildings. EDG is one of two firms pioneering a new contract structure combining Local Law 11 inspections and facade repairs, which include design, specification, and construction administration.
Due diligence is always our first step, as we carefully review all available records and visit the sites to determine conditions that affect our work. Having a clear picture of prior work on the developments allowed us to properly plan our approach. Each Cycle requires meticulous planning, coordination, and approvals with NYCHA, NYC Department of Buildings, and external contractors. By incorporating the latest technology and software, the EDG team optimized workflows and minimized the manpower necessary to complete a higher volume of buildings.
Our office has not missed any of the numerous deadlines and aggressive timelines set by the Housing Authority. By streamlining internal work processes, the EDG team delivers higher quality deliverables with increased rates of approval, ultimately saving NYCHA both time and money. Our work with NYCHA helps ensure the safety of the occupants and the longevity of the buildings.
The H-bridge Rehabilitation is a two-way vehicle and pedestrian bridge that crosses over the Metro North Hudson Line in Tarrytown, NY. It is nearly half a mile of elevated roadway deck and sidewalk. The steel members, concrete roadway, expansion joints, sidewalks and drains required rehabilitation. Extensive deterioration was found at steel columns and girders that required shoring and immediate repair.
EDG quickly opened up communication with the Village of Tarrytown and the Metro North Railroad to obtain a history of reports and construction to the bridge and roadway. They were kept informed of the status of all work to prevent any delays later in the project. EDG's knowledge of material science and concrete and steel deterioration played a key role. Severely deteriorated steel was immediately identified and testing was performed on all steel showing evidence of deterioration.
In consideration of budget expenses, EDG assess priority phasing on nearly all of EDG's restoration projects. With an experienced eye, EDG identifies immediate repairs, short-term repairs, and any long-term maintenance work required. Ultimately, over six million dollars of restoration work will be required, which will be performed over several years to work within the budget of the Village.
Penn Plaza's eight-level underground parking garage with slab-on-steel framing services the 57-story high-rise building above it and the surrounding area, which includes Madison Square Garden. EDG was hired to conduct extensive concrete slab and steel beam repair and replacement, as well as waterproofing membrane repair and installation throughout.
To keep the garage in operation during construction, EDG carefully phased repair areas and split them up into 14 sections. The waterproofing membrane application was performed in seven phases.
To keep the garage in operation during construction, EDG carefully phased repair areas and split them up into 14 sections. The waterproofing membrane application was performed in seven phases.
The 33-story, 609-unit Lincoln Plaza apartment building occupies half of a city block with approximately 300,000 sq. ft. of façade. EDG was retained for emergency inspections at 30 Lincoln Plaza when previous repairs at the concrete eyebrows began to fail. The subsequent scope of work included façade inspections, preparation of repair documents, construction administration, and Local Law 11 reporting.
Emergency conditions required that EDG mobilize and assess the concerns immediately, but a complicated geometry proved challenging for inspections. One of the major obstacles of facade restoration is assessing the entire facade with only limited access. As a result, EDG does much of our work from the ground, using high-powered, image-stabilizing binoculars and telescope equipment. This technique provides accuracy, eliminating the need to perform scaffold drops on all facades prior to construction. EDG's “hands-on” inspections are performed later to get a better idea of deterioration. During construction, EDG had up-close access to the entire facade area.
The ability to mobilize a full team quickly allowed EDG to stabilize the concerns with minimal disruption to tenants. EDG phased subsequent repair work, in order of importance, around the needs of the client.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.