Architecture Restoration Conservation PC
Project ProďŹ le 80 Bay Street Landing
Firm ProďŹ le Architecture Restoration Conservation, PC
Facade Repairs & Roof Replacement 80 Bay Street Landing
Project Profile 80 Bay Street Landing
Facade Repairs & Roof Replacement 80 Bay Street Landing (David Kenneth Spector & Associates)
Location 80 Bay Street Landing Staten Island, NY Client Bayview Towers Condominium Project Size Building: 118,000sf Roof: 17,350sf Construction Cost $3,500,000. Completion Date 2018 Scope of Work Concrete Repairs Coping Replacement Elastomeric Coatings Roof Replacement Terrace & Balcony Waterproofing Window Sealants
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1 New roof, top view 2 NE view after completion 3 View from Upper New York Bay 4 Main roof’s insulated pavers 5 Ongoing facade restoration
Project Team
Joakim Aspegren, AIA Cameron S. Lory, LEED AP Jason Gardner Oksana Seldina, B. Arch Ana E. Carlson, B.Sc Client Bayview Towers Condominium Contractor Titan Construction Services, LLC Property Manager Island Condo Management Corp.
ARC has a history of including a multi-disciplinary staff of architects, engineers and conservators. The firm’s projects are organized on a project team basis with a Principal, a Project Manager and an Assistant Project Manager assigned to each project from inception through completion. Over the last two decades Mr. Aspegren, the firm’s principal in charge, has overseen over two hundred and fifty building restoration projects for clients managing institutional, not-for-profit, commercial and residential properties. The breadth of structure types, building materials and architectural features and styles in the firm’s portfolio represents a vast knowledge base to draw from. Mr. Aspegren’s hands on approach to the management of the firm assures that each project benefits from his experience, and that the quality of documents and construction administration remains consistent. He plays an active role in each project, personally visiting project sites to insure that his high standards are being met by contractors and project staff alike. Cameron S. Lory, has been with the firm for over ten years and provides oversight for large projects and strategic clients. She has 20 years of experience with institutional and private clients on a broad range building types including public schools and housing. As a client relationship manager, she is responsible for insuring that the firm meets its clients needs and expectations. In her current position as the Director of Operations she oversees the development and implementation of internal production systems, ensuring that they support the firm’s strict quality standards. She manages the firm’s staff, building on the unique abilities and strengths of each team member and supporting them in growing roles. Jason Gardner is the firm’s Director of Computer Aided Design. He works closely with our Director of Operations to streamline the processes and procedures of the firm for the production of construction documents. He is directly involved in the production of construction drawings for all of our projects.
Project Profile 80 Bay Street Landing
Project Description Situated where the Upper New York Bay flows into The Narrows, 80 Bay Street Landing has stunning views of Manhattan and surrounding waterways. Originally built as an industrial warehouse, the structure was converted to a one-hundred-unit residential condominium in the 1980’s.
When ARC first became involved with Bayview Towers Condominium, the building had a decade long backlog of exterior maintenance and leak issues. Exterior maintenance was further delayed after the building was heavily damaged by flooding during Hurricane Sandy.
ARC was asked to address deterioration of the concrete facade, deterioration of the balconies and terraces and leaks affecting approximately 20% of the apartment units. ARC oversaw a campaign of repairs, that included installing a fully reinforced liquid applied waterproof coating on the balconies and terraces, extensive concrete repairs, window sealant replacement and installation of an elastomeric coating on the building’s concrete facade.
“By using a selfballasted roofing insulation we saved our client hundreds of thousands of dollars in rebuilding cost over a traditional modified bitumen system.”
Before the project was fully mobilized a balcony ceiling collapsed. All exterior ceilings were probed, and deteriorated structure affecting 4,400 square feet of ceiling identified as needing replacement. Additional work was added to the project as new leaks were identified. Later, during construction, we were brought on board to investigate water infiltration leaks into the building’s IRMA roofing system. Top floor apartments were experiencing extensive leaks of such volume as to cause flooding. Probes of the existing system found the PVC membrane delaminated from the backing, and the entire system waterlogged. The membrane was held onto the roof by the weight of the ballast and was only attached by the base flashing’s termination bars. When the existing membrane was exposed during
demolition it lifted completely off the roof, up to the level of the termination bars.
ARC specified a fully-adhered protected membrane system with 6” of self-ballasted insulation, increasing the insulation value from R10 to R30. The protected membrane system allowed for the additional insulation while maintaining existing heights at door saddles and the 50 skylights and equipment penetrations, saving our client hundreds of thousands of dollars in rebuilding costs over a traditional modified bitumen system. The inboard layer of plywood was removed from the metal stud construction parapets, full depth insulation was installed, and the parapet finished with new cement board and a full-height fluidapplied waterproofing membrane. The height of the parapets was increased by the installation of a stepped coping system.
Architecture Restoration Conservation PC
12 West 23rd Street, 3rd Floor New York NY 10010 Telephone 212 367 7472 www.arcpc.us
Joakim Aspegren, AIA President 646 502 7101 / ja@arcpc.us Copyright Š 2020 by Architecture Restoration Conservation, P.C. All rights reserved.
