13 Vienna Street Annex - Baden Street EGC Improvement Survey

Preliminary Existing Conditions Survey

Findings, Recommendations
&
Proposed Improvement Roadmap

for
Baden Street Settlement Inc.

for the

13 Vienna Street Annex (Gym)

and the proposed

Baden Street Electronic Gaming Center (EGC)

Dated
May 8, 2008

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Introduction

Description of the Project:

13 Vienna Street, Rochester, NY consists of two connected structures. The main building
is a three story brick and wood frame structure and the second building, herein referred to
in this report as the Annex, is a two story concrete block, steel and wood frame structure,
or addition, constructed in the 1950s as a gymnasium.

The focus of this study and report is on the Annex building, shown above
Baden Street Settlement Inc. wishes to improve the existing game room in the basement of
the Annex to house an Electronic Gaming Center to be know as the The Baden Street
Electronic Gaming Center (EGC),
The existing gaming room is located in the basement level, approximately 6’-4” below
grade, in the South West quadrant of the basement directly below a large public assembly
space, the gym. (the right two windows in the photo above)
The EGC project includes:
The refurbishing a single, large (approximately 1250 sq.ft.) room, and the associated
corridors, exit ways & storage spaces. To facilitate the new equipment, improvements are
required to the existing electrical, telecommunications, networking and mechanical
systems serving this space.

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Preliminary Budget:
A preliminary construction & equipment budget of approximately $215,000 was established
in early 2008 for the EGC. The breakdown is as follows:
ƒ Fixed Building Improvements $ 35,000
Paint, Carpet, Ceilings, Doors
ƒ Furnishings $ 40,000
Casegoods & Furniture
ƒ Mechanicals Improvements $ 10,000
Upgraded Electrical and HVAC
ƒ Telecommunications, Routers $ 10,000
ƒ Gaming Equipment $125,000
Computers, Consoles, Monitors & Software

Scope of the Study:

Baden Street, so as not to be shortsighted, prior to starting work on the EGC requested
that the project be viewed in context of a plan to refurbish and improve the annex building
as a whole.
The scope of the proposed study was to include the other areas of the Annex, and all it’s
components and systems, including Layout, Access & Egress, Handicapped
Accessibility, Life Safety, Electrical & Mechanical Systems, Energy Efficiency, Structure,
and Finishes.
The consultant was retained January 24th 2008 to perform the study and prepare a report
of his findings and recommendations.
The study, this report and the drawings are based on site inspections, photography, field
measurements, review of original construction documents, consultation with professional
consultants and registered professionals. The consultant’s drawings include a 3D model
of the facility to show the Annex building.

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The consultant’s findings and drawings were presented May 6th to Baden Street, Ron
Thomas and his staff.
Based on this report, additional services by other professionals may be required,
including Mechanical Engineering, Structural & Architectural services as required by
Baden Street to meet their objectives and implement any Improvement Plan.
Future work based on this report will also require meetings with City or Rochester and
other private and public funding sources and regulatory agencies to present the findings
& recommendations and any long range Improvement Plan.

Existing Conditions

Design & Use

The Annex building is approximately 80 foot x 68’ or 5500 sq foot per floor, not including
the connecting link to the building to the East. The building plans show that it was
constrained in size by the lot area and built up to the South and North property lines. The
original design called for a taller structure, a brick exterior and glass block windows. The
actual building is lower, has a block exterior. The windows have been replaced or blocked
up over time.
It appears the original design was not for a typical full gymnasium for basketball, which
requires a building closer to 100 foot in length, but originally was designed to
accommodate boxing. The location of the interior NW stair required the current basketball
court to be located off center to the South

The Gym is one large room with only one other room, the stairwell at the Northwest corner.
The lower areas in the basement were designed for and have been used for exercise
room, the Mat Room, a Game Room, Locker and Showers Rooms. There are also two
toilet rooms and a boiler room.

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The basement is on two levels, designed to accommodate the larger Game and Mat rooms
without interior columns. This required a deeper steel beam above these areas and the
lowering of the floor by 1’-4” for these two spaces.

The lower level has one 8’ wide dead end corridor down the center leading from the lower
level and the two larger rooms to the stairwell link to the East. The NW stairwell is isolated
and accessed only through the Mat Room in the basement and the Gym above.
The use of the facility has remained as originally designed, though the two locker rooms no
longer have lockers and now serve as practice or meeting rooms. The original coal fired
boiler was removed but the Boiler Room is still used for Water, Gas and Electrical services.
The shower and toilets are basically intact.

Structure Framework
The building construction is a combination of masonry, steel and wood. The foundation
walls are 1’6” poured concrete to just below grade ( 6’-0” above finished floor) with 1’4”
cinderblock basement walls to just below the Gym floor (@ 12’-0” AFF). The basement
floor appears to be two 4” concrete slabs. The lowest at (0,0) and the other 1’-4” higher.
The Gym walls are 12” block to a height of 32’-2” above the lower basement floor (0’-0”)
The walls are buttressed with masonry piers to supporting (4) first floor steel beams and
(4) steel roof trusses. The bottom of trusses is approximately 16’-8” above the Gym floor.
The NW stairwell and the connecting link with it’s stairwell to the East are both masonry
construction with concrete floors. All stairs are steel pans with concrete treads.
There is one 2’ x 2’ chimney at the Northeast corner of the building that extends
approximately 10 foot above the roof.
The Gym floor construction is 2x10s 12” o.c. spanning approximately 16 foot with a 6”
wood decking & flooring above. The floor joists are supported by 4 steel beams, Two are
27 inches deep and span 34 foot and the other two are 14 inches deep spanning 17 foot.
The roof is supported by 4 large steel trusses. (shown above)
The structure of the building appears to be sound, with no sign of stress and no reports of
structural problems. The gym & basement floors appear level and uncracked. No major
cracks or settling was visually evident in the exterior or interior walls.
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Building Envelope, Energy Efficiency & Security

Windows: Some of the original windows all appear to have been replaces with aluminum
storefront frames and insulated glass and lower windows are covered will grills (see
photo) Upper openings (note the south side of the Gym shown below) have been closed
up with concrete block and the openings made smaller.

All windows are fixed, non operable and some need repair, reglazing and caulking. The
older windows need replacement. All lower windows have mesh gratings.

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Exterior Doors: The building contains only one exterior door at the NW stairwell & entry,
shown below. This 44” x 6’-8” Exit door is deteriorated and requires replacement.

All other doors in the Annex, including those leading to the connecting link, are all interior
doors. The link contains one door and exit to grade (shown below ) Thisdoor is
deteriorated.

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Roofing: The roof appears to be a fiber composite panel approximately 2” thick with a
built up roof above. Access was not gained to the roof nor was the condition surveyed. It
is reported that the roof was redone recently but some leaking was reported. Extensive
damage was not visible or seen from the interior. No thermal Insulation was found
Walls: The exterior walls are masonry block with no thermal insulation

Interior Construction, Spaces, Layout, Access & Egress

Corridors: There is only one corridor in the basement. It is a dead-end corridor

approximately 40 foot in length and 8 foot wide. This corridor also contains two steps at its
far end. There are no corridors connected to the NW stairwell. Access to the stairwell is
through the Mat Room.

This dead-end corridor and the lack of access to the NW exit from other basement rooms
does not meet the current building code.

Stairs: The NW stairs and connection link stairs leading to the exit door in the link are steel
of the proper width but with shallow treads of 10” and high risers of 8”. The stair’s and the
open railings do not meet the current NYS building code.

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NW Stairwell

Connecting Link stairwell

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Interior walls: All interior walls are masonry 4” or 6” thick and generally sound.
Interior Doors: All interior doors are original and deteriorated, with missing and broken
hardware. Some doors are not sized to accommodate HC accessibility.
Ceiling Heights: The basement Game Room has a suspended ceiling at of 8’-9 3/4”. This
height allows a single ceiling grid to pass below the 2 large 27 inch deep steel beams
above. The other large room, the Mat Room has higher ceilings, above 9’-6” with the
beams projecting down approximately 1’-0” to 8’-10 1/2” AFF. The previous Locker Rooms
also have suspended ceilings at approximately 9’-6” and projecting beams and a single
post column each.
Light and Ventilation: All windows are fixed. The four major basement rooms all have
original window opening of 7’-0” wide by 30” high on the South and East elevations and
10’-0” x 4’-8” high on the North elevation.
As noted some of these windows need repair and new glazing or replacement. The Gym
has all 3 of the original large high window openings on the North wall. On the South facade
2 of the three windows have been blocked up and the glazing area reduced. (see previous
photo)
The Men’s and Women’s Toilet Rooms and Shower rooms are basically intact with small
blocked up windows to the East.

Handicapped Accessibility & Other Requirements

General Accessibility: The Gym floor is approximately 5’-4” above grade along Vienna
Street and the highest basement floor is approximately 5’-4” below grade with the lower
floor 6’-8” below grade. No ramps or elevators are present. The building is not
handicapped accessible. One grade level entry exists at the north side of the Link. (see
prevous photo)
Corridors & Stairs:
There are two stairwells serving the Annex, One located in the link to the East of the Annex
and the other at the Northwest corner of the building. The stairs and their railings do not
meet the NYS or ANSI handicapped codes.
The existing corridor contains a set of steps with three 5 ½ risers and two 9 ½” treads.
These steps and their railings do not meet current NYS or ANSI handicapped codes.
Toilet Rooms:
The Woman’s Toilet room contains two water closets and two sinks, there are currently no
toilet partitions. The Men’s toilet room contains two toilets and, two urinals and one hand
sink. There are no grab bars. Both toilet room doors are only 2’-6” wide and will not
accommodate a wheelchair.
Other Fixtures:
There is one drinking fountain in the corridor that does not meet ANSI requirements

Fire and Life Safety

The building does not contain a sprinkler system as required by current building codes.
The building has a fire alarm system and exits signs, but needs upgrades to meet new
construction, handicapped and building code requirements.
Finishes:
Floors: The wood gym floor is in good condition and some rooms in the basement
contain composition tile flooring in generally good condition. The condition of the corridor
stairwells and stairs is poor and are just painted or have deteriorated tile.

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Walls: The walls are generally exposed painted block. The Toilets and Showers have
original ceramic mosaic 2x2 tile that is generally in good condition, requiring minor repair,
and cleaning.
Ceilings: The ceiling of the gym is the bottom of the roof planking. The basement rooms
have a combination of suspended ceilings, and composition planking materials in the
toilets, shower and mechanical rooms. Generally the condition of the accountic tile
ceilings and grids is fair. The planking is exposed and painted.

Plumbing & Fixtures

All fixtures, wall hung water closets, lavatories and urinals appear to be functional.

The urinals are original and in poor condition but do not need to be replaced. Note the
single valve for the water.

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The floor mounted water closets are newer and appear in good working order.

The hand sinks are wall hung and in need of replacement.

The condition of the sewers or plumbing was not evaluated.

Electrical Systems
The electrical service and system is generally 50 plus years old and does not meet current
standards.
The electrical distribution system is original with some addition wiring added, exposed
conduit and exposed service wiring was found throughout). Additional detailed research
and design will be required by an Electrical Engineer to determine the extent or
replacement required and the cost.
The basement is generally lit with 2x4 florescent fixtures suspended in the grid with
minimal controls.
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There is a fire alarm system and there are illuminated exit signs throughout. Emergencty
ligting appeared inadequate to meet current standards.
Heating Ventilating and Air Conditioning Systems
The building is heated by a mixture of three methods, gas fired unit heaters in the Gym,
ducted forced air in the existing game room, and hot water radiant heat and radiators for all
other spaces.
The original heating system appears to be a hot water system with original piping and
some original radiation still functioning. It appears the boiler was removed and the
radiators are now supplied by a boiler located in the basement of 13 Vienna Street.
The building has no air conditioning, nor mechanical ventilation for the toilet or show
rooms. There is some mechanical ventilation to exhaust hot air in the gym.
Hazardous Materials
Pipe wrap that may contain asbestos was visible in the basement boiler room. The
presence of asbestos is suspect.

The ceiling materials appear to be a cementitious panel similar to “tectum”. These may
also contain asbestos.

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Recommendations
Design & Use
No change of use from the original design or current C of O is anticipated. The layout in
general is not problematic, is simple and functional with one exception. The dead-end
corridor and limited access to the NW stair presents a life safety issue. Both problems can
be addressed by extending the basement corridor to the NW stairwell. This will reduce the
useable space of the Mat room, but add functionality. (see Alternate 1 in the drawings for
the plan of the new proposed corridor and resultant work)

Structure Framework
No structural repairs or improvements appear to be required.

Building Envelope and Energy Efficiency

Walls: The building walls are masonry and not insulated. They are painted on both the
exterior and interior faces. It is recommended that all exterior walls be framed out to
provide thermal insulation and new Interior finishes.
Roof - Gym Ceiling: The existing roof should be surveyed and repaired. The largest
energy loss is in the Gymnasium roof. It is recommended that insulation blankets be
provided between the trusses and walls, as close to the bottom of the deck as possible,
allowing for proper ventilation.
Windows: All windows are fixed, non operable and some need repair, deglazing and
caulking at a minimum. A few windows need replacement. Consideration should be given
to reopening the closed up high south windows to provide more natural light. Shading
devices can be provided to minimize summer heat gain. Other recommendations include
replacing the fixed windows with mechanically operable windows in the Gym to provide
natural ventilation
Exterior Doors: Both exterior exit door should be replaced.

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Interior Construction, Spaces, Layout, Access & Egress

Corridors: There is only one corridor in the basement and it is a dead-end corridor
approximately 40 foot in length and 8 foot wide. This corridor contains steps at its far end.
There is no corridor leading to the NW stairwell. The dead-end corridor and access to the
NW exits from the basement do not meet the current building code.
See Accessibility below for recommendations)
Stairs: It is recommended that Both stairwells and stairs should be refurbished with new
handrails and finishes.
Interior Walls: All interior walls are masonry 4” or 6” thick and should be repainted. All
exterior walls should be insulated and provides with new Gyp bd. surfaces returning to all
window openings.
Interior Doors: All interior doors are original and deteriorated, with missing and broken
hardware and should be replaced including their frames and hardware. Two doors need to
be sized.

Handicapped Accessibility & Other Requirements

Accessibility: To provide handicapped access from grade to all areas of the building
including the gym and both basement levels will require a combination of an elevator, lifts
and ramps.
Ramps: It appears impractical to provide ramps with handrails as a solution to the lack of
HC accessibility for the Annex Basement and Gym. 2’ Ramps with a rise of 1/12 with
required landings would exceed the 80 foot length of the building. In addition the area
along the north face of the building will no accommodate both up and down ramps
Elevator: It is recommended that an elevator be provided with any future construction or
replacement of the existing structure at 13 Vienna Street. Any new building design should
provide access to the two primary levels of the Annex. At this time the location of this
future elevator would appear to be best placed adjacent to the current link between
buildings with access provided to the north between the existing buildings.
Interior Ramp: To provide assess between the two levels of the basement a 16’-0” internal
ramp a wheelchair lift can be provided. Both solutions will require changes to the corridor
layout (see above) and loss of space within the current mat and or storage room. It is
recommended that this ramp be factored into all plans and be provided once the corridor is
accessible from grade by the addition of the proposed elevator.
Corridors & Stairs:
The Link and NW stairs and their railings do not meet current Building or ANSI
handicapped codes. The corridor steps and their railings do not meet current Building or
ANSI handicapped codes.
It would be prohibitive to bring theses stairs into total compliance, requiring there complete
replacement. It is recommended that the handrails be modified and the stairs be
refurbished and refinished to make them as safe as possible.
Toilet Rooms:
The Toilets do not meet handicapped requirements. The Woman’s Toilet room contains
two water closets and two sinks, there are currently no toilet partitions. The Men’s toilet
room contains two toilets and, two urinals and one hand sink. There are no grab bars. Both
toilet room doors are only 2’-0” wide and will not accommodate a wheelchair or even a
walker.

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It is recommended that reducing the number of water closets from 4 to two to facilitate two
HC stalls can be performed when the floor itself is handicapper accessible and new toilet
facilities can be provided. At this time it is recommended that all new work be in
compliance with ANSI standards. The door can be enlarged when they are replaced to
comply with ANSI requirements and grab bars and toilet partitions can be added to
improve the accessibility and privacy. New lavatories and counters can be provided that
meet HC requirements.
Other: The one drinking fountain in the corridor that does not meet ANSI requirements can
be replaced.

Fire and Life Safety

The building does not contain a sprinkler system as required by current building codes. It is
recommended to increase fire protection & life safety that a sprinkler system be
considered, particularly for the basement area.
The ceiling of the Game room should be rebuilt to provide not only sound control, but to
improve the fire rating of the assembly. A new gyp.bd. ceiling with resilient firing channels
can be provided directly to the underside of the floor joists to create an assembly with a fire
rating. The ductwork and electrical work can be installed below this ceiling and new
acoustic tiles provided to reduce sound transmission. The grid ceiling can be raised were
ducts are not traversing below the steel beam, to generally provide a higher ceiling then is
currently installed.
The building has a fire alarm system and exits signs, both of which need upgrades to meet
new construction handicapped and building code requirements.
Finishes:
Floors: The Game room floor is proposed to be carpet tile to reduce sound. The corridor
and stairs and stairwell floors should all be refurbished with new composition tile. The
Toilets and Shower room floors can be refurbished without replacement.
Walls: All Exterior walls should be framed out to provide insulation and new finishes. All
exterior walls would be Gyp Bd. All other interior masonry walls can be repaired and
painted.
Gym Ceiling: See Building Envelope above. The Blanket insulation should have a
finished surface.
Basement Ceilings: It is recommended that new suspended ceilings be installed in the
Corridors, Toilets, Game and Mat Room

Plumbing & Fixtures

All fixtures, water closets, lavatories and urinals appear to be functional, The urinals are
original and in good condition but need new fittings. The water closets are newer and
appear in good working order. The hand sinks are wall hung and should be replaced.
With new counters, bowls, fittings and mirrors.
Electrical Systems
The Electrical Service should be replaced and the electrical distribution system updated.
Additional research and design will be required by an Electrical Engineer to determine the
extent or replacement required and the cost.
Heating Ventilating and Air Conditioning Systems
The HVAC system should be completely replaced or upgraded to provide heating, air-
conditioning and mechanical ventilation in conformance with current standards and
practices. This will save some energy, but not as much as providing additional Insulation
and tightening up the building envelope.

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Hazardous Materials
An independent Hazardous materials survey should be commissioned by Baden Street
and all hazardous materials removed in accordance with all laws and regulations prior to
starting any work.

Revised EGC Phase 1 Budget:

To accommodate the EGC additional work was found to be required. The preliminary
construction & equipment budget is now approximately $325,000 The breakdown not
including optional work (see roadmap) is as follows:
ƒ Fixed Building Improvements $ 70,000
New corridor & Game Room exterior walls
Added paint & floor tile for stairways and corridors
Additional suspended ceilings in toilets
Replacement of 8 additional doors
ƒ Furnishings $ 40,000
Casegoods & Furniture
ƒ Mechanicals Improvements $ 80,000
Upgraded Electrical Service and distribution
and Game Room HVAC system and ducting
ƒ Telecommunications, Routers $ 10,000
ƒ Gaming Equipment $125,000
Computers, Consoles, Monitors & Software

Facility Improvement Roadmap

Phased Improvement Plan or Roadmap

The Roadmap is based on a long term plan for a series of incremental improvements or
phased projects not requiring the building to be totally brought up to the current new
construction codes. There is no change of use or structural changes planned. Each project
can be independently contracted as funding is available. Most work in of a maintenance
nature, replaces existing or original deteriorated items with new.

Phase 1 Game Center:

1. Frame in new storage room, exterior walls, insulate, new gyp bd (optional)
2. Demo ceilings in existing Game Room and provide new sound proofing/resilient
channels, Gyp Board, soffits and 2x2 acoustic tile ceilings to accommodate new
ductwork and light fixtures
3. New Floor Finishes – Carpet in Game room, VAT in Corridors and NW stairwell
4. Paint all walls & doors
5. Replace existing Game Room doors (3)
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6. Provide new Storage Room door
7. Repair Game room windows
8. Provide casegoods, shelving and counters
9. Add AC unit for the game room and provide new ductwork & controls
10. Provide new electrical sub panel and distribution wiring, Outlets and Lighting
fixtures and controls,
11. Provide emergency lighting and fire alarm equipment.

Phase 1 Additional Improvements to shared spaces: (Optional items)

1. Provide new electrical service and distribution to the Game Room subpanel
2. In lieu of modifying the existing HVAC unit provide new HVAC equipment and
ducting for the game room or all basement spaces.
3. Repair all basement windows.
4. Replace all corridor doors and hardware including resizing two toilet room doors.
5. Refurbish Toilet rooms, Provide new toilet partitions. Provide new lavatories,
counters, grab bars, lighting, ventilation and accessories.

Phase 2 Additional Improvements to shared spaces:

1. Refurbish corridors, the NW stairwell and exit including a new door, handrail
modifications, finishes and lighting.
2. Provide a new corridor linking the dead end corridor and the NW stairwell.
Provide a new Mat Room doors and sidelights. Replace the ceilings in the Mat
Room and provide new lighting and controls. Paint all walls and provide flooring
for proposed activities ie: weight lifting and floor work.

Phase 3 Energy & other Mechanical Improvements

1. Provide new electrical sub panels and distribution wiring for all other spaces, new
outlets, lighting fixtures and controls.
2. Insulate the Gymnasium and all other exterior walls.
3. Replace the gymnasium windows with operable windows
4. Enlarge South windows to their original size and provide shading control devices
5. Provide new HVAC systems for the Gymnasium and other rooms
6. Provide new bleachers and storage spaces in the Gym.

Phase 4 Access and Accessibility:

1. Replace the connecting link with a new entry containing an elevator, new exit
stairs and HC toilets. This can be done independently or as part of a larger plan
to replace the adjacent Vienna Street structure.

End of Report

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