A SKYLINE RESTORATION PUBLICATIONVOLUME 2 • ISSUE 8 • SPRING 2012

SKYLINES@SKYLINERESTORATION.COM

InternationalConcrete Repair

Institute(ICRI)

National RoofingContractorsAssociation(NRCA)

New YorkAssociation ofRealty Managers

(NYARM)

ProfessionalWomen inConstruction

(PWC)

Real EstateBoard ofNew York(REBNY)

ScaffoldingIndustry

Association(SIA)

The New YorkLandmarksConservancy

USGreen Building

Council(USGBC)

Skyline Restoration Inc. - 1120 37th AVE, LIC, NY 11101 - T: 718.937.5353 - F: 718.937.5784 - skyline@SkylineRestoration.com - www.skylinerestoration.com - MEMBERS OF:

THE VIEWS AND/OR OPINIONS CONTAINED WITHIN ARE THOSE OF THE DRAFTER AND MAY NOT REFLECT THE VIEWS AND/OR OPINIONS OF SKYLINE RESTORATION INC.

Energy Audit: Blueprintfor Operating Efficiency

By Peter Varsalona, PE, CEMRAND Engineering & Architecture, PC

info@randpc.com

An energy audit analyzes how efficiently a build-ing’s systems are performing and identifies ways toreduce overall energy consumption. The auditserves as a blueprint for developing an EnergyAction Plan—a list of energy-saving measures andcapital improvements for reducing a building's oper-ating costs.

The first part of the energy audit is areview of the building's utility bills—gas, fueloil, and electricity—over a 12-month peri-od. The review looks at peak usage, val-leys, trends, and unusual signs that mayindicate operational or usage abnormali-ties. The information is used to calculatethe building’s Energy Utilization Index(EUI) in order to compare it with similarbuildings.

Next is a survey of the building's majorsystems, including the building envelope; roofand roof-level components; HVAC; electrical andlighting; and elevator, motors, and pumps.

Based on the survey and utilities analyses, theenergy audit firm prepares a report detailing the find-ings and provides a recommended scope of work forimproving energy efficiency with estimates of poten-tial costs and savings.

3 Levels of Energy AuditsIn a Level 1 energy audit, the survey team walks

through the building recording observable sources ofenergy loss or deficiencies correctable with low or

Continued on page 4

Parking garage restoration projects are very unique, challenging and crucial tothe lifespan of a parking structure. Due to their functional requirements, large areasof parking garages are regularly exposed to elements of deterioration, such as con-stant moisture infiltration and de-icing salts brought in by automobile traffic. Becausethese elements can cause severe damage and corrosion to the structural compo-nents within, it is critical to perform regular inspections and implement a long-termrepair and maintenance program to extend the life of your parking structure.

SIGNS OF DETERIORATIONThe most common signs of a deteriorated garage structure include spalling,

scaling and cracking of the concrete and water leakage through cracks and openjoints. Typically spalled concrete is the direct result of corroded steel bars since therusted steel volume is larger than the volume of the original steel, which will force thesurrounding concrete to expand and then spall. If, however, the original constructionreinforcement bars were placed close to the concrete surface, the steel corrosioncan lead to delamination of the concrete slab topside creating potholes and trippinghazards or may even cause large pieces of concrete to fall from the slab underside.Concrete delamination has significant effects on the structural integrity because itreduces the bond between the bars and concrete.

Continued on Page 2

An energy audit includes a survey of the building's majorsystems and components, such as the electrical meters.

Photo: RAND Engineering & Architecture, PCExtending the Lifeof Your Parking GarageBy Anmar Mohammed, Senior Project Manager, LEED APMerrit Engineering Consultants

ENGINEER’S

CORNER

We are grateful to our clients who have entrusted us with their exterior restoration projects since 1989

H a p p y 23rd B i r t h d a y!

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Cracking in the concrete may also occuras a result of shrinkage, movement in thegarage structure, or because of loads(weights) that exceed the designed capacity.Concrete cracks facilitate water penetrationthough the slab, accelerating the corrosionrate and reduce the parking garage durability.

REPAIR PHASES1. Existing Conditions Assessment. Aswith all repair projects, prior toconstruction work commencement, theexisting deteriorated conditions must beinspected, evaluated and properly testedby a structural engineer. While crackpatterns can be visually observed andmarked, the delaminated concrete areasmay only be detected by chain-draggingthe topside of the slab or tapping it with ahammer and listening for a characteristichollow sound. Severely delaminatedconcrete areas should be probed andtested to measure the chlorides contentand evaluate the reinforcement rebarsconditions.

2. Design and schedule the repair option.Based on the survey findings, differenttypes of repair options must be preparedfor each of the existing deterioratedconditions. Beside the technical issues,the design of repair details should bebased on project budget and the Owner’sfuture plans. The challenging part of thisphase is to schedule the repairs

strategically to keep the garage operationrunning and to allow for partial occupancyduring the construction phase.

3. Construction Phase. The most commonrepairs include:• Floor Topside Patching: Thedelaminated/unsound areas must beoutlined and removed. All exposedexisting bars are to be cleaned andcoated with a protective anti-rust epoxy-coating product, then all demolishedareas are to be patched with repairmortar. This type of repair will correct theexisting deteriorated areas conditions.However, further damage caused byconcrete saturated with chloride next tothe newly patched areas could beexpected. Therefore, this repair may lastless than 5 years unless the garagefloors are coated with vehicular deckcoating to prevent further penetration ofwater and salt through the concrete slab.• Ceiling and Vertical Patching: Thesame techniques and procedures thatare used to patch concrete floors can befollowed to repair any overhead andvertical spalled areas inside the garage;however, the patching materials aredifferent.• Full Depth Repair: This technique isconsidered the most economic repairoption when the concrete slab is severelydeteriorated and thin (5 inches or less).The existing reinforcement bars must besandblasted and all rust must be

removed then coated with an epoxycoating material. Any bar with more than20% loss of its section must besupplemented. After the prep work iscompleted the concrete at thedemolished areas shall be poured informs to match the original slab.• Crack Repairs: The repair options forconcrete slab cracks must be determinedbased on the cause and depth of thecrack. The most common technique torepair a crack caused by slab movementis to create a notch approximately ½’’deep along the crack length and thenseal the crack with elastomeric sealant.Structural cracks may be repaired usingepoxy injection to bridge the concretesurfaces on both sides of the crack.• Vehicular Traffic Bearing WaterproofingMembrane Application: To prevent anyfurther deterioration of the original slaband to extend the lifespan of the newconcrete, a liquid applied sealant or anelastomeric membrane installation ishighly recommended once the full garagerenovation project is completed.Generally these types of coatings arevery thin and will not add any additionalloads to the structure but typically willrequire a continual maintenance programto repair any worn areas.• Drainage Problem Repair: Additionaldrain installation is the most effectiveway to resolve any ponding waterproblems or address improperly pitchedslabs. The new drain should be installedat the lowest spots of the slab and mustbe connected to the existing drainpipes.• Expansion Joints Repair: The sealantsat the expansion joints are necessary toaccommodate any structure movementsand to prevent water infiltration throughthe joints, therefore it is very important toreplace any torn sealants at these jointsduring a typical garage restorationproject.Every garage structure will require

scheduled maintenance and repair over itsexpected life span. While the initial cost of therepair program is high, it will greatly reducethe need for future repairs. The overall costsof the repair and maintenance program aredirectly affected by the type and frequency ofmaintenance performed. Longer intervalsbetween periodic repairs will ultimately resultin higher repair costs. This will have a definiteimpact on the structural integrity and usefullife of the parking structure. �

Extending the Life of Your Parking GarageContinued from page one

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53-65 Hope StreetBrooklyn, NY

ISSUE 8 • SPRING 2012

By Adam SeminaraSkyline Restoration Inc.Adam@SkylineRestoration.com

The concrete structure located at 53-65Hope Street in Brooklyn is a commercial build-ing constructed during the turn of the 20thcentury and is actually comprised of two build-ings built approximately two years apart. Ithoused several commercial tenants but wasthen left vacant until purchased by Gershon &Co. with the intention of converting it to arental building.

They retained Triton Construction asgeneral contractor (who appointed SteveSann to oversee the project) and SkylineRestoration (specialists in façade restora-tion) to perform façade and necessary con-crete repairs. Some of the work items includ-ed: knee wall and slab replacement, columnrepairs, exterior and interior concrete repairs,window head and sill replacement and rebar

replacement and repair to name a few. Torealize its vision, Gershon & Co. hiredKutnicki Bernstein Architects and GACEfor interiors and Consulting Associates ofNY for exteriors.

Skyline Restoration commenced itsphase of the project in February 2011 andadhered to an ambitious and demandingschedule completing the interior portion of theproject within a very brief time span as percontract agreement. Skyline Restorationappointed three qualified and vastly experi-enced supervisors, Salvatore Pisapia,Francisco Velez, and Filiberto Ramos tooversee a daily work force of 90 laborers, allunder the direct supervision of project manag-er Adam Seminara.

Additionally, Skyline Restoration hasundertaken the task of replacing the entireroof with the provision of a manufacturer’swarranty. It is presently in the developmentstages of a green roof slated to begin in May

2012. We look forward to the end product, agreat design for a family building in the heartof Williamsburg, Brooklyn.

PROJECT

BEFORE

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no-cost repairs and installations, such asreplacing incandescent bulbs with com-pact fluorescent lighting; lowering boilercycle time and domestic hot water temper-ature; insulating ductwork, piping, win-dows, etc.

A Level 2 energy audit is a moredetailed building survey with computer-generated energy modeling. Some of thesystems and components analyzed areboilers, chillers, piping, pumps, ventilationcontrols, steam traps, and insulation. ALevel 2 Energy Action Plan outlines easilyimplemented energy-efficient measuresas well as adjustments and basiccapital improvements to majorbuilding systems to optimizetheir operational performance.

A Level 3 energy auditexpands on Level 1 and 2.The Energy Action Plan inLevel 3 includes detailed rec-ommendations for major capi-tal improvements, such as heat-ing plant upgrade, roof replace-ment, re-piping, etc., for the greatestenergy savings.

Which Level for Your Building?The level of energy audit best suited

for your building depends on the size, age,and condition of the property. A Level 1audit will likely suffice for smaller buildingswith basic mechanical systems andrecently built buildings fitted with energy-efficient components. Larger buildingswith more extensive systems; older build-ings with aging heating, electrical, andplumbing systems; and buildings thathave not been well maintained are proba-bly better served with a Level 2 or 3 audit.

New York City's Local Law 87/09requires buildings larger than 50,000square feet to have a Level 2 energy auditconducted every 10 years. Propertiesseeking New York State Energy &Development Authority (NYSERDA) fund-ing through the Multifamily PerformanceProgram also require a Level 2 audit. Yourengineer or energy consultant can deter-mine which audit level is best for yourbuilding. For more information:www.randpc.com/green/energyaudit

Continued from page one

Energy Audit:Blueprint for

Operating Efficiency

ENGINEER’S

CORNER

CGI (Concrete Gel Injection)Innovative Below-Grade Waterproofing

George Doukas, Vice President of CGI Northeast Inc.,demonstrates how this unique waterproofing system stopswater leakage in concrete and other masonry structures,during the Co-op & Condo Expo in NYC, on April 17th. Formore information on this effective and economicalwaterproofing solution, call CGI Northeast at 718.937.2800or visit cgiNortheast.com and watch how CGI works.

EVENTS

THE NEW YORK LANDMARKSCONSERVANCYSacred Sites Open HouseMay 19-20, 2012http://www.nylandmarks.org/events/lectures_and_other_events/sacred_sites_open_house_may_19-20_-_visitors_welcome/

REBNYSpring Golf & Tennis OutingMay 21, 2012http://www.calendarwiz.com/calendars/popup.php?op=view&id=48483254&crd=rebnyevents&

REBNY9th Annual CommercialManagement Leadership BreakfastMay 31, 2012http://www.calendarwiz.com/calendars/popup.php?op=view&id=48236879&crd=rebnyevents&

NYARMGolf OutingJune 4, 2012http://www.nyarm.com/golfOuting2012.pdf

ICRI Metro NY ChapterAesthetics in ConcreteJune 6, 2012http://www.icri-ny.org/

NEW2012 Equity Leadership AwardsLuncheonJune 7, 2012http://new-nyc.org/pages/ninyc/e.html

USGBCEBie AwardsJune 28, 2012http://www.EBies.org/finalists

NRCAMidyear MeetingsJuly 10-14, 2012http://www.nrca.net/rp/industry/calendar.aspx?show=nrca

SAIAAnnual Convention and ExpositionJuly 15-18, 2012http://convention.saiaonline.org/index.asp

Let’s Smile Again!Skyline Restoration’s 4th Annual Golf Classic

Benefiting Smile TrainMonday, July 9th, 2012

The Village Club of Sands PointFor the fourth consecutive year, Skyline Restoration Inc. ishaving its Annual Golf Classic to Benefit Smile Train, theorganization dedicated to helping millions of children in theworld who suffer with unrepaired clefts. For details pleasevisit smiletrain.skylinerestoration.com or call Eva Hatzaki at718.937.5353.