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August 27, 2015

DRAFT PROGRESS REPORT

Document Review and Investigation


Pike Plan Restoration Project
Wall Street and North Front Street
Kingston, New York

Prepared for:
CITY OF KINGSTON
420 Broadway
Kingston, New York 12401

Prepared by:
C.T. MALE ASSOCIATES
50 Century Hill Drive
Latham, New York 12110
(518) 786-7400
FAX (518) 786-7299
C.T. Male Project No. 15.5150
Unauthorized alteration or addition to this
document is a violation of the New York
State Education Law.
Copyright 2015
C.T. MALE ASSOCIATES ENGINEERING, SURVEYING, ARCHITECTURE & LANDSCAPE ARCHITECTURE, D.P.C.

C.T. MALE ASSOCIATES

DOCUMENT REVIEW AND INVESTIGATION


PIKE PLAN RESTORATION PROJECT
KINGSTON, NEW YORK
Table of Contents
1.0

INTRODUCTION .............................................................................................................4

2.0

COMMENTS ON DESIGN DOCUMENTS...................................................................4


2.1
Roof Flashing to Existing Walls ..........................................................................4
2.2
Roof Gutters ...........................................................................................................5
2.3
Header Structural Design ....................................................................................5
2.3
Framing Around Skylights ..................................................................................5
2.4
Concrete Pier Designs ..........................................................................................6
2.5
Internal Fire Blocking ...........................................................................................7
2.6
Asbestos Abatement .............................................................................................7
2.7
Bluestone Paving Thickness ................................................................................8
2.8
Tree Planters ..........................................................................................................8

3.0

COMMENTS ON AS-BUILT CONDITIONS ................................................................9


3.1
Roofing Construction and Details ......................................................................9
3.2
Plywood Sheathing ...............................................................................................9
3.3
Column Base Details: ............................................................................................9
3.4
Bluestone Curbing: ...............................................................................................9

4.0

DETERIORATED FACADES/WINDOWS ABOVE THE PORTICO......................10

5.0

SPECIFIC DEFICIENCIES LISTED BY ADDRESS.....................................................10


5.1
334 Wall St. ...........................................................................................................10
5.2
332 Wall St. ...........................................................................................................11
5.3
330 Wall St. ...........................................................................................................11
5.4
328 Wall St. ...........................................................................................................11
5.5
326 Wall St. ...........................................................................................................11
5.6
324 Wall St. ...........................................................................................................11
5.7
322 Wall St. ...........................................................................................................11
5.8
318 Wall St. ...........................................................................................................11
5.9
316 Wall St. ...........................................................................................................11
5.10 314 Wall St. ...........................................................................................................11

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5.11
5.12
5.13
5.14
5.15
5.16
5.17
5.18
5.19
5.20
5.21
5.22
5.23
5.24
5.25
5.26
5.27
5.28
5.29
5.30
5.31
5.32
5.33
5.34
5.35
5.36
5.37
5.38
5.39
5.40
5.42
5.43
5.44
6.0

312 Wall St. ...........................................................................................................11


310 Wall St. ...........................................................................................................11
306 Wall St. ...........................................................................................................12
304 Wall St. ...........................................................................................................12
302 Wall St. ...........................................................................................................12
300 Wall St. ...........................................................................................................12
301 Wall St. ...........................................................................................................12
307 Wall St. ...........................................................................................................12
309 Wall St. ...........................................................................................................12
311 Wall St. ...........................................................................................................12
317 Wall St. ...........................................................................................................12
319 Wall St. ...........................................................................................................13
323 Wall St. ...........................................................................................................13
329 Wall St. ...........................................................................................................13
331 Wall St. ...........................................................................................................13
333 Wall St. ...........................................................................................................13
335 Wall St. ...........................................................................................................13
34-40 N. Front St. .................................................................................................13
42 N. Front St. ......................................................................................................13
44 N. Front St. ......................................................................................................13
48 N. Front St. ......................................................................................................13
50 N. Front St. ......................................................................................................13
54 N. Front St. ......................................................................................................13
59 N. Front St. ......................................................................................................14
57 N. Front St. ......................................................................................................14
53 N. Front St. ......................................................................................................14
51 N. Front St. ......................................................................................................14
47 N. Front St. ......................................................................................................14
43-45 N. Front St. .................................................................................................14
41 N. Front St. ......................................................................................................14
39 N. Front St. ......................................................................................................14
37 N. Front St. ......................................................................................................15
31-35 N. Front St. .................................................................................................15

POTENTIAL NEXT STEPS ............................................................................................15


6.1
Existing Framing Survey....................................................................................15
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6.2
6.3
6.4
6.5
6.6

Concrete Pier Investigations..............................................................................16


Roofing Repair Drawings ..................................................................................16
Spray Test Roof ...................................................................................................16
Maintenance Plan ................................................................................................16
Repair Drawings for Paving/Curb ..................................................................17

7.0

CONCLUSION ................................................................................................................17

8.0

APPENDICES
Appendix A

A300

Appendix B

Gutter Sketch

Appendix C

Inspection Report #1

Appendix D

Concrete Pier Sketch

Appendix E

Sakcrete Concrete Approved Submittal

Appendix F

Building Owner Questionnaires

Appendix G

Report by Exterior Consulting & Roof Management

Appendix H

ECRM Additional Photographs

Appendix I

Photographs by Address

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1.0

INTRODUCTION

C.T. Male Associates Engineering, Surveying, Architecture and Landscape Architecture, D.P.C.
(C.T. Male Associates) has been retained by The City of Kingston (City) to perform an
architectural design and engineering review of the Pike Plan Restoration Project (the Project)
located in Kingston, NY. The Pike Plan Restoration project was a March 2011 September 2013
restoration and upgrade of the original Pike Plan portico structure. The restoration design was
completed by The RBA Group (RBA) and built by Fourmen Construction (General Contractor)
and Ritchers Electric (Electrical Contractor).

RBA subcontracted large portions of the

architectural work to Ashokan Architecture & Planning LLC and Robert Young Associates
Architect. Since construction, the Portico has experienced numerous water leaks and other
deficiencies.
Our review is based on site visits made by our office, design drawings and specifications from
The RBA Group dated 5/1/10, and on the eight boxes of project documentation provided by
the City to our office. Destructive testing and water leak testing have not been performed as a
part of this scope of work. The results of our review are presented below and in the appendices
of this report.

2.0

COMMENTS ON DESIGN DOCUMENTS

C.T. Male Associates has reviewed the Architects work for the purpose of determining what
designed elements did not meet the requirements of the 2007 Uniform Code; specifically the
2007 Existing Building Code of New York State (EBCNYS) and the 2007 Building Code of New
York State (BCNYS). These were the state building standards in effect at the time of the design.
Additionally, we have reviewed whether some products used on the job were used in ways not
allowed by the product manufacturers.

2.1

Roof Flashing to Existing Walls

Detail 7/A300 Detail for Conduit and Linear Lighting is the only detail that has
information about flashing to the existing walls. It indicates that the metal flashing was
to be inserted into the brick mortar joints. However, no details were provided for
flashing either the sloped metal roof or the flat membrane roof to the various other
existing wall conditions that were observed. See Appendix A.

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2.2

Roof Gutters

The roof gutters are minimally pitched EPDM lined gutters located inboard of the roof
eaves. The design drawings called for the gutters to remain from the old structure;
however, during asbestos abatement it was discovered that the gutter framing was
significantly deteriorated. Appendix B shows the sketch from the architect, issued
during construction, showing the intended gutter construction.
While the EPDM lined gutter detail does have some drawbacks (icing up in winter
conditions, pooling water at midspans of long headers, etc.) it is a system that can
function adequately if properly installed and maintained.
2.3

Header Structural Design

A300 note 1 under General Notes for Bolt and/or Bracket Connections at New
Columns states Verify condition of bearing beams (running parallel to street and
transverse beams (running perpendicular to street) prior to installing bolts and/or
brackets. Repair or replace damaged beamswith (sic) material matching existing
construction. (Appendix A). The headers are typically (3) 2x10s. Our office has not
conducted a full structural analysis of all canopy conditions, but our initial calculations
indicate that (3) 2x10s are structurally acceptable to span 13-15 depending on the
width of the canopy. While most header spans are less than 13, they do range up to as
much as 23-10 long in front of 300 Wall St. These long spans can cause long term
sagging, ponding of water in the gutters, and potential collapse under snow loading.
Given the scope of this project, any headers that were replaced should have been
redesigned to meet current code provisions.
2.3

Framing Around Skylights

The Kalwal skylights that were part of the Project interrupt the original roof rafters and
impart significant load to the rafters adjacent to the skylights. The drawings show (1)
2x6 supporting the sides of the skylights. This does not appear to work structurally for
most skylight header locations. During construction, after it was observed in the field
that the existing roof rafters were 2x4 and not 2x6, Inspection Report #1 by Robert
Young directed that (3) 2x4s be used to carry the ends of the skylight openings. See
Appendix C. This also does not work structurally for most skylight header locations.

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Since this was new framing, all of these beams should have been analyzed and sized to
comply with the Building Code.
2.4

Concrete Pier Designs

There are a number of problems with the design of the 2-2 high concrete piers that
support the majority of columns on the project. The concrete piers are detailed on 14/A300 (Appendix A). The project specification calls for Turncraft Poly-Classic
DuraGlass columns; details call for Fiberglass column bases filled with concrete.
Per RFI 01, the specified column base manufacturer does not permit installations where
the interior of the column is filled with concrete.
Robert Young Associates provided a new column base detail dated March 16, 2011 that
was exposed concrete. See Appendix D.
New angles at the foundations are called to be double dip galvanized. This is not a
proper specification; hot-dip galvanized per ASTM A123 is industry standard when
structural steel needs to be galvanized. Additionally, rebar and existing angles at the
piers are not called to be galvanized, and thus are susceptible to corrosion.
There are no minimum clearances given from steel to the surfaces of the piers. 1 1/2
clear is required (ACI 318-02 7.7.1 (b); a referenced standard in BCNYS) to protect steel
from rusting and spalling the concrete. Given the relatively small pier sizes, we find it
unlikely that adequate rebar cover was typically provided.
The job does not have a pier concrete specification. The A-300 General notes for
columns and column bases, note 1 calls for 2500 psi infill concrete. The 3/16/11 Robert
Young Associates Pier sketch calls for 3,500-4,000 psi concrete. The concrete that was
submitted and approved is Sakrete 5000 Plus High Strength Concrete Mix. See
Appendix E. This is a bagged, site-mixed product. The manufacturer of this product
does not recommend this product for exterior applications subjected to freeze/thaw
without an additional air entrainment admixture. There is no indication that such an
air entrainment admixture was used. As a result, the concrete will be more susceptible
to water infiltration, freeze thaw damage and spalling in the future than if a properly
designed concrete mix had been used.

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Around the new concrete piers, the brick/bluestone paving is typically mortared tight
to the pier. A expansion joint between pier and paving provides a better detail. The
expansion joint allows the pier and paving to separately expand and contract without
causing cracks and damage to the paving.
We suspect that the vertical cracks which are present on many of the piers are a result of
two causes: First, inadequate tie steel designed by the architect. Details 1-4/A-300 and
the 3/16/11 Robert Young Associates Pier Sketch both just show horizontal rebar no
closer than 10 from the top of the pier. The BCNYS requires two to three ties within
the top 5 of a pier (ACI 318-02 7.10.5.6). Secondly, we suspect expansion anchors were
installed at these locations. Expansion anchors apply an outward force to the inside of
bolt holes, which could have been enough to crack the under-reinforced concrete pier.
This could be verified by removing a pier and testing it.
2.5

Internal Fire Blocking

The 2011 redesign did not call for any internal fire separations in the cavities created
between the portico ceiling and roof. It is our assumption that there were also no fire
separations in the original construction. During construction, these separations were
added and the work was handled with a change order. If the construction were new, it
would need to meet several fire safety measures including requirements for use of noncombustible materials, creation of separate fire and/or smoke compartments, and fire
separation assemblies at property lines. However, as existing construction, because of
the multiple options for code compliance, it cannot be determined that the level of
alteration would have required improvements to existing levels of fire rating or
protection.
Therefore the absence of assemblies to compartmentalize the space
between the portico ceiling and roof deck is not a compliance issue. While it may be
advisable to make some improvements to fire resistance as an implementation of best
practice regardless of an absolute code requirement, the degree of upgrade that would
be appropriate would be a subjective decision.
2.6

Asbestos Abatement

Records indicate that while the subject of asbestos abatement was raised during the
design development phase prior to construction, testing for asbestos was deferred until
after the construction contract was awarded resulting in a Change Order.
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Requirements for handling asbestos are governed by the New York State Department of
labor Industrial Code Rule 56, not the building code. There is no requirement for the
design professional to include hazardous materials handling in their scope of work. It
is often considered best practice to conduct hazardous materials testing during the
design phase, to gain an early understanding of the full project scope and relative cost.
In hindsight, for this project, money likely would have been saved if asbestos issues
were handled during the design phase.
The construction schedule and thus
construction inspection services could have been reduced and competitive bidding may
have lowered the final price for asbestos remediation. However, it is also common
practice to defer the testing and abatement of any discovered hazardous materials until
the time of construction, the logic being that the abatement cost is unavoidable and
theoretically the same regardless of when the need is determined. It is not necessarily a
violation of an Architects Standard of Care to defer asbestos testing until construction.
2.7

Bluestone Paving Thickness

Bluestone paving thickness was not called out on the drawings or in the spec. During
bidding, the RFI 001 response stated that bluestone paving should be 3-4 thick.
During construction, 2 bluestone was submitted and was actually installed. To our
knowledge, there are no particular as-built problems with the 2 bluestone, but the
requirement for 3-4 stone may have inflated contractor bids higher than if the more
typical 2 bluestone was specified from the beginning.
2.8

Tree Planters

As designed, the tree planters had inadequate drainage. This resulted in a change order
to add drainage to the already-constructed planters.

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3.0

COMMENTS ON AS-BUILT CONDITIONS

A second focus of our analysis has been to determine where the contractors built
elements that were not in accordance with the design documents. Based on our site
visits, there are several such areas:
3.1

Roofing Construction and Details

Per the attached report prepared by Exterior Consulting & Roof Management, there are
numerous instances of observed deficiencies in the roofing system construction and
details. Refer to Appendix G and Appendix H.
3.2

Plywood Sheathing

There are several storefronts where painted plywood was used in lieu of 1x trim around
gutters and headers. On the drawings, trim is called out to be 1x #2 Pine (A300
General Notes for Bolt and/or bracket connections at new columns: note 6; see
Appendix A). Plywood is not an acceptable substitution. As installed, the painted
plywood looks very rough and will not have the same durability or aesthetics as 1x trim
will have.
3.3

Column Base Details:

Some column bases are not solidly fixed in place, and the entire wood column can move
laterally on the concrete column pier. This should not be possible if the columns were
installed per details 1-4/A-300 or the 3/16/11 Robert Young Associates Pier sketch. We
suspect that either anchor bolts or the blocking within hollow columns were left out at
these piers. It is probable that more columns than just those that are currently loose are
also not constructed per architectural details since columns bearing weight would be
fixed in place by gravity loads.
3.4

Bluestone Curbing:

There are several locations where bluestone curbing has separated from the field of
pavers and moved towards the roadway, opening up a 1+ inch gap.

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4.0

DETERIORATED FACADES/WINDOWS ABOVE THE PORTICO

During our site visits, we observed that there are many buildings that have
deterioration and other conditions above the porticos which may be contributing to
water infiltration issues inside the buildings or between the building and portico. Many
of the masonry buildings have significantly deteriorated mortar and there are gaps at
many window installations. These gaps can let water into the interior of the buildings
or down the wall and around the portico roof flashing. Refer also to the Exterior
Consulting & Roof Management report. Specific instances of deterioration are noted in
section 5 of this report.

5.0

SPECIFIC DEFICIENCIES LISTED BY ADDRESS

The following is our list of observed deficiencies organized by building address. Photos
at each address are included in Appendix G.
There are two typical deficiencies present at many addresses that are not itemized by
address. First, there are many minor instances of paint peeling, caulk joints opening up
and twisting of wood members. Since the portico is a wood framed structure in an
exterior environment, these issues should be expected. Secondly, a cementitious
parging was applied to the faces of the concrete column bases. This parging typically
extends up over the top of the concrete and against the wood post above. The parging
is typically cracked against the wood and sometimes spalled away completely.
Only deficiencies observed from the ground are included in the following list, but
deficiencies observed on the roofing, flashing, gutter and building faade are shown in
Appendix G, H and I.
5.1

334 Wall St.


One column is split at the top.
There is damage to the plywood siding on the header.
At the sidewalk, the curb has separated from the brick pavers. This 1+ gap was
originally filled with a layer of mortar, however this mortar has mostly broken
down leaving a deep gap.
Reports of water coming in the building at storefront locations.
Damage below gutters at dogleg portion of canopy.

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5.2

332 Wall St.


There is spalling at the tops of two of the concrete piers.
Significant peeled paint at the base of two columns.

330 Wall St.


Only typical comments.

328 Wall St.


Water damage below header.

326 Wall St.


Only typical comments.

324 Wall St.


Only typical comments.

322 Wall St.


One column appears to be rotated slightly

318 Wall St.


At three column bases, there is a vertical crack
Where the roof meets 322, the trim appears to have separated.
Gap between one of the columns and the column base.

316 Wall St.


Gaps between the column enclosure and the concrete base.

5.10

314 Wall St.


Gaps between the column enclosure and the concrete base.

5.11

312 Wall St.


Gaps between the column enclosure and the concrete base.
Water damage just outside the storefront.

5.12

310 Wall St.


Large gap between curb and brick sidewalk

5.3

5.4

5.5

5.6

5.7

5.8

5.9

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At the roof transition between 310 and 306, there is a hole in the
flashing/molding
Damage to trim at the two raised canopy faades.

5.13

306 Wall St.


Only typical comments.

5.14

304 Wall St.


Peeling paint at the bases of columns

5.15

302 Wall St.


Only typical comments.

5.16

300 Wall St.


Peeling paint under header.

5.17

301 Wall St.


Peeling paint at face of header
Water damage at the building at the 301/307 canopy transition.

5.18

307 Wall St.


Gaps between the concrete column bases and the bases for the round columns
above.
Peeling paint and water damage at the 307/309 canopy transition.

5.19

309 Wall St.


Missing one soffit vent
Some peeling paint at the header.

5.20

311 Wall St.


Some damaged column trim.
Chipping concrete at one post base.
Approximately 3/8 separation between 311/317 canopies at the headers.

5.21

317 Wall St.


Only typical comments.

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5.22

319 Wall St.


Only typical comments.

5.23

323 Wall St.


The header appears to sag slightly.

5.24

329 Wall St.


Only typical comments.

5.25

331 Wall St.


Only typical comments.

5.26

333 Wall St.


Only typical comments.

5.27

335 Wall St.


Only typical comments.

5.28

34-40 N. Front St.


Some water infiltration at ceiling.
Trim separation at bottom of column
One column is loose at the base.

5.29

42 N. Front St.
Some water damage around downspout.

5.30

44 N. Front St.
Some evidence of water leaks at 44/48 roof transition.

5.31

48 N. Front St.
Only typical comments.

5.32

50 N. Front St.
Only typical comments.

5.33

54 N. Front St.
Reports of water inside storefront
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C.T. MALE ASSOCIATES

Trim damage at gutter/header at end of canopy.


Bad caulk joint at transition to aluminum siding at corner of building.

5.34

59 N. Front St.
Water behind canopy; rotting wood at building
Water spots at 59/57 roof transition.

5.35

57 N. Front St.
Vertical crack in column base.
Reports of water coming in store.
One column loose on concrete base.
Water stains at 57/53 roof transition.

5.36

53 N. Front St.
Vertical crack in concrete column base.
Water leaking through light.

5.37

51 N. Front St.
Ceiling bead board dropping down due to water.
Reports of extensive leaking through canopy.

5.38

47 N. Front St.
Side faces of concrete bases are undulating.
Concrete base extends over bluestone.

5.39

43-45 N. Front St.


Leak in roof drain.
Water draining down one column and rust stains on column base.
Paint peeling at underside of gutter/header.

5.40

41 N. Front St.
Some concrete spalling at the top of one pier
The painted plywood surface at the header looks very rough.

5.42

39 N. Front St.
There is significant rust at the base of steel columns
Water damage near the gutter drain.

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C.T. MALE ASSOCIATES

5.43

37 N. Front St.
One column looks twisted at its base
Some separation of plywood at face of header
Spalling mortar at top of pier.

5.44

31-35 N. Front St.


At the end of the canopy, the header is separating from the triangular canopy
end wall above.
Rotten wood below header between 33-35.
Damaged header in front of 33.
Peeling paint at the molding near the roof edge between 31-33.

6.0

POTENTIAL NEXT STEPS

Our scope for this phase of the investigation has been to make observations and
recommendations based on a review of project documentation and non-destructive, visual
observation of existing conditions. There are several areas in which would be able to give more
precise recommendations by performing additional investigations and engineering services, as
described below:

6.1

Existing Framing Survey

Many of the headers are suspected to be overstressed under design snow loading conditions.
Additionally, the (3) 2x4s supporting the edges of skylights are suspected to be overstressed at
most locations. These are areas which are not detailed in any existing drawings. To our
knowledge, there are no original canopy drawings, and the 2010 redesign called for headers to
be replaced in kind. The directive to use the (3) 2x4s was issued in writing without a detail, so
it would be helpful to see the typical ways the (3) 2x4s are supported at both ends.
Temporarily removing trim/bead board and observing framing would allow us to determine
the typical framing details, and from that determine the existing load capacity of all locations
on the canopy. For areas which are proved to be overstressed under current code-prescribed
snow loads, we could design retrofits to bring the capacity up to the code required strengths or
investigate other means of remediation.

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C.T. MALE ASSOCIATES

6.2

Concrete Pier Investigations

Our office could specify testing of the existing concrete piers. This would most likely
involve the destructive removal and re-pouring of selected piers allow us to determine:
Whether pier concrete is air-entrained
Typical cover to reinforcing/angles at piers
What concrete-wood post attachment detailing was used
From this information we could provide recommendations for repair and replacement.
6.3

Roofing Repair Drawings

Our office could prepare detailed design drawings showing a roofing plan and details
for the repair of the canopy roof. Repairing the roof would address the majority of
water infiltration issues at the canopy. Details would be created to properly flash the
roof to the many different building conditions. Note that even if the roof is fixed, two
sources of water infiltration still exist. First, the flat gutter system is liable to be
clogged, either with ice or debris, and water has the potential to back up under the roof
or flow over the canopy eaves. Secondly, the deficiencies observed on the existing
facades could let water into buildings or around the canopy and down the exterior of
the building below the canopy.
6.4

Spray Test Roof

Our office, in conjunction with Exterior Consulting & Roof Management, could provide
testing to determine more definitively where water is infiltrating the canopy. By
masking off adjacent areas and spraying areas in question, we can attempt to determine
where water is leaking from.
6.5

Maintenance Plan

Our office could create a document outlining a maintenance plan for the portico. This
would create a checklist of tasks to be completed. At the time of our site visits, there
was significant debris in the gutters, some paint was peeling, and previously caulked
joints were separating at various locations. We would recommend at least an annual
maintenance on items like these so that problems with the portico do not get worse.
This scope could include items like paint type and required prep, caulking

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C.T. MALE ASSOCIATES

requirements, concrete pier maintenance, a roofing inspection program, gutter cleaning,


etc. This document would create a defined scope of work to, on an annual basis, give to
a contractor to complete.
6.6

Repair Drawings for Paving/Curb

Our office could provide the details to repair shifted paving/curb pieces.

7.0

CONCLUSION

If you have any questions regarding this report, please contact me at (518) 786-7437.
Respectfully submitted,
C.T. MALE ASSOCIATES

Christopher M. Shaver, P.E.


Managing Structural Engineer

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Appendix A
Architects drawing A300

C.T. MALE ASSOCIATES

Appendix B
Gutter Sketch

C.T. MALE ASSOCIATES

Appendix C
Inspection Report #1

C.T. MALE ASSOCIATES

Appendix D
Concrete Pier Sketch

C.T. MALE ASSOCIATES

Appendix E
Sakcrete Concrete Approved Submittal

C.T. MALE ASSOCIATES

Appendix F
Building Owner Questionnaires

C.T. MALE ASSOCIATES


Engineering, Surveying, Architecture & Landscape Architecture, D.P.C.
50 Century Hill Drive, Latham, NY 121 10

518.786.7400

Barry A Schwartz
38 N Front Street
Kingston, NY 12401

www.ctmale.com

FAX 518.786.7299

Investigation of Canopy Structure


Pike Plan - Kingston, NY
Questions for Business Owners/Tenants
1. Street Address:
2. Business Name:
3.

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Contact Person:

4. Contact Person Phone and Email:

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5. How long have you operated this business in this location?


6. Has the business experienced water infiltration?
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detail as possible.

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8. When did you first notice signs of water infiltration?

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11. How often does water infiltration occur?

12. What type of weather event causes the water infiltration?

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1

Y d^

13. Does the water infiltration continue after the weather event ends?
14. If so, for how long after does the water infiltration continue?

YC,/ .,1

15. Have there been any attempts to stop the water infiltration?
16. If so, please describe the attempts:

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o/

17. When were the attempts made and by whom?


18. Please describe ny dam go that have oc erred due tg>water infiltration.

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v^'^Cd.,

--'

19. Have you or the property owner reported and documented your issues/ damages by letter or email?
20. If so, to whom were they sent and when?

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it? ,-

i'

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9. Where specifically does water infiltration occur?


10. When does water infiltration occur?

.1,^'6`c/iot..''i

C.T. MALE ASSOCIATES


Engineering, Surveying, Architecture & Landscape Architecture, D.P.C.

{{lI{',

50 Century Hill Drive, Latham, NY 12110


518.786.7400
FAX 518.786.7299 www.ctmale.com
Investigation of Canopy Structure
Pike Plan - Kingston, NY
Questions for Business Owners/Tenants
1. Street Address:
2. Business Name:
3. Contact Person:;

3 ?/1Lt2^'
Il

/1

,ier( )

4. Contact Person Phone and Email:

c/-

(.5---7--z??')

5. How long have you operated this business in this location?


6. Has the business experienced water infiltration?
7. If so, what type of water infiltration? Please describe in as mh h detail as possible.

ezzLPEP -"
8. When did you first notice signs of water infiltration?
9. Where specifically does water infiltration occur?

10. When does water infiltration occur?

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P,-'yj,,

,-

c 5-1toZe.2.0

CG-=7'
/f'

11. How often does water infiltration occur? _e^Ctii11-^^^^


12. What type of weather event causes the water infiltration?

. ,-'e-7

13. Does the water infiltration continue after the weather event ends?
14. If so, for how long after does the water infiltration continue?
15. Have there been any attempts to stop the water infiltration?
16. If so, please describe the attempts:

17. When were the attempts made and by whom? ..,/y1''(54

't

18. Please des 'be^ny damages that have occurred clue to water infiltration.

19. Have you or the property owner reported and documented your issues/damages by letter or email?
20. If so, to whom were they sent and when?

u--2

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
www.ctmale.com

Investigation of Canopy Structure


Pike Plan - Kingston, NY
Questions for Business Owners/Tenants
1.

301 Wall Street


Street Address: ________________________________________________________________________________

2.

Doll Company, Inc.


Business Name: Tonner
________________________________________________________________________________

3.

Jack Kralik
Contact Person: ________________________________________________________________________________

4.

845-339-9537 x 101 / jkralik@tonnerdoll.com


Contact Person Phone and Email: ________________________________________________________________

5.

5 years
How long have you operated this business in this location? __________________________________________

6.

Has the business experienced water infiltration?

7.

If so, what type of water infiltration? Please describe in as much detail as possible.
it ran into the ceiling of the first floor of our building from the top of the canopy
______________________________________________________________________________________________
______________________________________________________________________________________________

8.

winter, 2014/15
When did you first notice signs of water infiltration? _______________________________________________

9.

Where specifically does water infiltration occur?

10. When does water infiltration occur?

yes
_____________________________________________

as in #7
_____________________________________________

when there's snow or ice on canopy


____________________________________________________________

infrequently-just this past winter


11. How often does water infiltration occur? __________________________________________________________
when snow and ice build up
12. What type of weather event causes the water infiltration? ___________________________________________

no
13. Does the water infiltration continue after the weather event ends? ____________________________________

14. If so, for how long after does the water infiltration continue? ________________________________________
15. Have there been any attempts to stop the water infiltration? yes
_________________________________________
caulked and the snow and ice melted.
16. If so, please describe the attempts: we
________________________________________________________________
______________________________________________________________________________________________
______________________________________________________________________________________________
our staff in winter 2014/15
17. When were the attempts made and by whom? _____________________________________________________
a light shorted out
18. Please describe any damages that have occurred due to water infiltration. _____________________________
______________________________________________________________________________________________
______________________________________________________________________________________________
no
19. Have you or the property owner reported and documented your issues/damages by letter or email? _____

20. If so, to whom were they sent and when? _________________________________________________________

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
www.ctmale.com

Investigation of Canopy Structure


Pike Plan - Kingston, NY
Questions for Business Owners/Tenants
1.

306 Wall St, Kingston NY 12401


Street Address: ________________________________________________________________________________

2.

Agency Inc
Business Name: Pardee's
________________________________________________________________________________

3.

Barbara Buddenhagen
Contact Person: ________________________________________________________________________________

4.

845-594-4472 bbuddenhagen@pardeesiinsurance.net
Contact Person Phone and Email: ________________________________________________________________

5.

30 years
How long have you operated this business in this location? __________________________________________

6.

Has the business experienced water infiltration?

7.

If so, what type of water infiltration? Please describe in as much detail as possible.
______________________________________________________________________________________________
______________________________________________________________________________________________

8.

When did you first notice signs of water infiltration? _______________________________________________

9.

Where specifically does water infiltration occur?

10. When does water infiltration occur?

No
_____________________________________________

_____________________________________________

____________________________________________________________

11. How often does water infiltration occur? __________________________________________________________


12. What type of weather event causes the water infiltration? ___________________________________________
13. Does the water infiltration continue after the weather event ends? ____________________________________
14. If so, for how long after does the water infiltration continue? ________________________________________
15. Have there been any attempts to stop the water infiltration? _________________________________________
16. If so, please describe the attempts: ________________________________________________________________
______________________________________________________________________________________________
______________________________________________________________________________________________
17. When were the attempts made and by whom? _____________________________________________________
18. Please describe any damages that have occurred due to water infiltration. _____________________________
______________________________________________________________________________________________
______________________________________________________________________________________________
19. Have you or the property owner reported and documented your issues/damages by letter or email? _____
20. If so, to whom were they sent and when? _________________________________________________________

C.T. MALE ASSOCIATES

Appendix G
Report by Exterior Consulting & Roof Management

Exterior Consulting & Roofing Management:


A Professional Engineering P.C.
_________________________________________________________________________________________________________

P.O. Box 13926 Albany, NY 12212 Tel: 518.456.5274 Email: extconsulting@nycap.rr.com

August 3, 2015

Mr. Christopher M. Shaver, P.E.


Managing Structural Engineer
C.T. MALE ASSOCIATES
50 Century Hill Drive
Latham, NY 12110
REF:

Kingston-Pike Plan Investigation

Dear Chris:
As you requested, I participated in investigations that were limited to visual inspection on the above project
on June 30, 2015 with Mr. Randall DeFranco and July 16, 2015 with you. Observations were documented
with photographs and some of those photographs are attached. Some measurements and probes were
employed, but no destructive testing or water tests were conducted.
The original Pike Plan was a 1970s sidewalk canopy on portions of Wall Street and North Front Street.
In 2011, the original Pike Plan was extensively renovated by Foreman Construction, Inc., Peekskill, NY.
The Architecture was done by RBA Group /Ashokan Architecture & Planning, PLLC. The work included
major demolition of the original Pike Plan along Wall Street and North Front Street. Some existing
elements did remain and were reused. Since the 2011 renovation, leaks have been reported and other
complaints have been received regarding the Pike Plan.
The issues observed include, but were not limited to, paint peeling, water stained masonry, warped wood
soffit, reported leaks through electrical outlet, water stains on columns, water and residue stains on metal
trim and rotted wood soffit. See photographs #1 through #10.
Construction issues observed include, but were not limited to, poor drain flashing, no sealant at metal roof
eave, crack in sealant at metal flashing, openings in roof membrane seams, no sealant in metal roof seam,
failed repair, cracks in sealant, poor metal roof transition detail, hole in metal head flashing and hole in
sealant. See photographs #11 through #28.
The existing building facades that interface with the Pike Plan had components that are deficient and could
contribute to the water infiltration issues that have been occurring. There were maintenance items that have
been neglected and are deficient. The deficient components observed include, but were not limited to,
cracks in plywood joints above the metal roof, deteriorated wood window frames above the roof
membrane, canopy gutters are plugged or partially plugged allowing water to overflow the faade and back
up under the metal roof, original signs are badly deteriorated on the off street side and allow water to
infiltrate, cracks in stone work, gutter require cleaning of debris, holes in masonry, hole in concrete
window sill sealant, missing mortar in masonry joints, cracked sealant at window cornice, texture 1-11
plywood warped outward to collect rain water and window sill displaced from window frame. See photos
#29 through #47.
The preliminary investigation scope was to observe the deficiencies and document them. It is clear from
our preliminary investigation that they are contributing factors to the water infiltration issues. In order to
establish a reliable and defendable assessment of cause for the water infiltration, if possible, extensive
water testing and some destructive testing must be pursued. This testing would take a great deal of time,
Kingston Pike Plan Investigation

Page 1 of 2

restrict some of the thoroughfare, necessitate blocking off sidewalks and stores, be accomplished in good
weather and hope the findings are clear cut with singular assignment to a given party.
Please discuss the above with our client and please advise how they chose to proceed.
This concludes this report.
Respectfully submitted,
Exterior Consulting and Roof Management:
A Professional Engineering P.C.

William J. Hope, PE
Registered Building Envelope Consultant
RRC, RWC, REWC, CCS, GRP, CSR
President
w/ attachments

Kingston Pike Plan Investigation

Page 2 of 2

Kingston Pike Plan


Preliminary Report Photos
Photo 1 Paint peeling

Photo 2 Water stains on stone masonry

PHOTO PAGE 1 OF 25

Kingston Pike Plan


Preliminary Report Photos
Photo 3 Paint peeling

Photo 4 Warped wood

PHOTO PAGE 2 OF 25

Kingston Pike Plan


Preliminary Report Photos
Photo 5 Water reportedly leaks through the electrical outlet

PHOTO PAGE 3 OF 25

Kingston Pike Plan


Preliminary Report Photos
Photo 6 Water stains on column

PHOTO PAGE 4 OF 25

Kingston Pike Plan


Preliminary Report Photos
Photo 7 Water stains on column

PHOTO PAGE 5 OF 25

Kingston Pike Plan


Preliminary Report Photos
Photo 8 Water stains and residue on green fascia metal and column below

Photo 9 Water stains on stone masonry

PHOTO PAGE 6 OF 25

Kingston Pike Plan


Preliminary Report Photos
Photo 10 Water stains on stone masonry and rotted wood soffit

Photo 11 Poorly flashed gutter drain

PHOTO PAGE 7 OF 25

Kingston Pike Plan


Preliminary Report Photos
Photo 12 Five inches of rule inserted under metal roof and roof membrane, no sealant
installed

Photo 13 Crack in sealant at window sill metal flashing

PHOTO PAGE 8 OF 25

Kingston Pike Plan


Preliminary Report Photos
Photo 14 Open seam in roof membrane

Photo 15 Open seam in roof membrane

PHOTO PAGE 9 OF 25

Kingston Pike Plan


Preliminary Report Photos
Photo 16 Open seam in roof membrane

Photo 17 Approximately four inches of ruler inserted in head flashing lap, no sealant
installed

PHOTO PAGE 10 OF 25

Kingston Pike Plan


Preliminary Report Photos
Photo 18 Six inch ruler inserted metal standing seam roof and skylight base flashing

Photo 19 Over two inches of ruler inserted between roof membrane and metal head trim,
no sealant or stripping installed

PHOTO PAGE 11 OF 25

Kingston Pike Plan


Preliminary Report Photos
Photo 20 Silicone sealant repair not adhered

Photo 21 Open seam in roof membrane

PHOTO PAGE 12 OF 25

Kingston Pike Plan


Preliminary Report Photos
Photo 22 Open seam in roof membrane

Photo 23 Crack in sealant

PHOTO PAGE 13 OF 25

Kingston Pike Plan


Preliminary Report Photos
Photo 24 Crack in sealant

Photo 25 Crack in sealant

PHOTO PAGE 14 OF 25

Kingston Pike Plan


Preliminary Report Photos
Photo 26 Improper metal roof transition

Photo 27 Hole in metal head flashing

PHOTO PAGE 15 OF 25

Kingston Pike Plan


Preliminary Report Photos
Photo 28 Close up of photo 27

Photo 29 Cracks in plywood above metal roof

PHOTO PAGE 16 OF 25

Kingston Pike Plan


Preliminary Report Photos
Photo 30 Window frame badly deteriorated above roof membrane

Photo 31 Close up of photo 30

PHOTO PAGE 17 OF 25

Kingston Pike Plan


Preliminary Report Photos
Photo 32 Gutter requires cleaning, typical of most gutters

PHOTO PAGE 18 OF 25

Kingston Pike Plan


Preliminary Report Photos
Photo 33 Gutter drain plugged, typical of many gutter drains

Photo 34 Original sign, plywood on roof side badly deteriorated.

PHOTO PAGE 19 OF 25

Kingston Pike Plan


Preliminary Report Photos
Photo 35 Cracked stone work

Photo 36 Partially plugged gutter drain, typical of many gutter drains

PHOTO PAGE 20 OF 25

Kingston Pike Plan


Preliminary Report Photos
Photo 37 Gutter requires cleaning and partially plugged gutter drain

Photo 38 Missing mortar in brick head joint

PHOTO PAGE 21 OF 25

Kingston Pike Plan


Preliminary Report Photos
Photo 39 Missing mortar masonry bed joint

Photo 40 crack in sealant at window concrete sill

Photo 41 Crack in concrete column base

PHOTO PAGE 22 OF 25

Kingston Pike Plan


Preliminary Report Photos
Photo 42 Gutter requires cleaning and plugged gutter drain

Photo 43 Missing mortar in brick joints and opening in vertical joint between buildings,
typical

Photo 44 Sealant cracked in window cornice

PHOTO PAGE 23 OF 25

Kingston Pike Plan


Preliminary Report Photos
Photo 45 Texture 1-11 plywood panel warped out of plane, beyond metal flashing and
will collect drainage from upper plywood panel

Photo 46 Window sill displaced from window frame

PHOTO PAGE 24 OF 25

Kingston Pike Plan


Preliminary Report Photos
Photo 47 Plan view of Photo 46, Window sill displaced from window frame

PHOTO PAGE 25 OF 25

C.T. MALE ASSOCIATES

Appendix H
ECRM Additional Photographs

KINGSTON PIKE PLAN


KINGSTON, NY
PHOTOS TAKEN 6/30/2015

Photo 1 59 N. Front St

Photo 2 paint peeling on soffit

KINGSTON PIKE PLAN


KINGSTON, NY
PHOTOS TAKEN 6/30/2015

Photo 3 paint peeling on soffit and water stains on stone

Photo 4 at upper side of skylight, no cricket to divert water around the skylight (typical)

KINGSTON PIKE PLAN


KINGSTON, NY
PHOTOS TAKEN 6/30/2015

Photo 5 At sides of skylights, no continuous metal flashing, only sealant installed, typical

Photo 6 gutter drain not flashed properly and no strainer

KINGSTON PIKE PLAN


KINGSTON, NY
PHOTOS TAKEN 6/30/2015

Photo 7 Six inch long rule inserted 5.5 inches between the metal panel bottom edge and
the gutter membrane. No sealant installed to prevent water from backing under metal
panels and into covered area below, typical.

Photo 8 Splits and openings in original vertical wood siding above metal flashing

KINGSTON PIKE PLAN


KINGSTON, NY
PHOTOS TAKEN 6/30/2015

Photo 9 57 North Front Street

Photo 10 Water stains on ceiling behind the glass

KINGSTON PIKE PLAN


KINGSTON, NY
PHOTOS TAKEN 6/30/2015

Photo 11 Deteriorated window frames above leak area

Photo 12 Close up of photo 11

KINGSTON PIKE PLAN


KINGSTON, NY
PHOTOS TAKEN 6/30/2015

Photo 13 53 North Front Street

Photo 14 Warped plywood soffit

KINGSTON PIKE PLAN


KINGSTON, NY
PHOTOS TAKEN 6/30/2015

Photo 15 Reported water leaks through the electrical outlet

KINGSTON PIKE PLAN


KINGSTON, NY
PHOTOS TAKEN 6/30/2015

Photo 16 Gutter with debris and standing water

KINGSTON PIKE PLAN


KINGSTON, NY
PHOTOS TAKEN 6/30/2015

Photo 17 Close up of photo 16, shows gutter drain plugged with debris

Photo 18 Adjacent gutter drain plugged with debris

KINGSTON PIKE PLAN


KINGSTON, NY
PHOTOS TAKEN 6/30/2015

Photo 19 Open seam in roof membrane

Photo 20 No termination bar at step

KINGSTON PIKE PLAN


KINGSTON, NY
PHOTOS TAKEN 6/30/2015

Photo 21 Open seam in roof membrane

Photo 22 45 North Front Street

KINGSTON PIKE PLAN


KINGSTON, NY
PHOTOS TAKEN 6/30/2015

Photo 23 Water stains on column

KINGSTON PIKE PLAN


KINGSTON, NY
PHOTOS TAKEN 6/30/2015

Photo 24 Water stains on column

KINGSTON PIKE PLAN


KINGSTON, NY
PHOTOS TAKEN 6/30/2015

Photo 25 Gutter with standing water, drains plugged

Photo 26 Close up of photo 25

KINGSTON PIKE PLAN


KINGSTON, NY
PHOTOS TAKEN 6/30/2015

Photo 27 Gutter drains plugged, water and debris backup overflow green edge metal (see
stains on green metal) and flows down column(see stains on column)

Photo 28 Original sign left in place, poorly flashed, not water tight

KINGSTON PIKE PLAN


KINGSTON, NY
PHOTOS TAKEN 6/30/2015

Photo 29 Close up of photo 28 with seam probe inserted

Photo 30 Original sign left in place, back side has deteriorated and is open to the elments

KINGSTON PIKE PLAN


KINGSTON, NY
PHOTOS TAKEN 6/30/2015

Photo 31 Six rule inserted 3.75 inches into metal flashing side lap, no sealant in side lap

Photo 32 Six inch rule completely inserted into metal flashing above skylight

KINGSTON PIKE PLAN


KINGSTON, NY
PHOTOS TAKEN 6/30/2015

Photo 33 Original sign left in place, green metal trim not properly made water tight

Photo 34 301 Wall Street

KINGSTON PIKE PLAN


KINGSTON, NY
PHOTOS TAKEN 6/30/2015

Photo 35 water stains on wall and rotted wood soffit

Photo 36 water stains on wall beneath canopy

KINGSTON PIKE PLAN


KINGSTON, NY
PHOTOS TAKEN 6/30/2015

Photo 37
membrane

Silicone repair attempt did not adhere to roof membrane, holes in roof

Photo 38 Crack in sealant above termination bar

KINGSTON PIKE PLAN


KINGSTON, NY
PHOTOS TAKEN 6/30/2015

Photo 39 Hole in sealant in stone joint

Photo 40 Canopy flashing against building wall has cracks in sealant, see photo 41

KINGSTON PIKE PLAN


KINGSTON, NY
PHOTOS TAKEN 6/30/2015

Photo 41 Crack in sealant will allow water to enter and stain wall below

Photo 42 Gutter drain plugged and standing water

KINGSTON PIKE PLAN


KINGSTON, NY
PHOTOS TAKEN 6/30/2015

Photo 43 307 Wall Street

Photo 44 Wood fascia recently repaired

KINGSTON PIKE PLAN


KINGSTON, NY
PHOTOS TAKEN 6/30/2015

Photo 45 Gutter drain plugged and standing water

Photo 46 Hole in metal flashing

C.T. MALE ASSOCIATES

Appendix I
Photographs by Address

34-40 N Front St - 01.JPG

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