2 minute read
80 Bay Street Landing
by arcpc
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 early 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.
Ongoing concrete restoration at building's facade.
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.
NE view after completion.
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.
New roof, top view.
Main roof's insulated concrete pavers.
