29 Broadway- 14 th Fl Tel: New York NY Fax: Due Diligence Report. New York, New York

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1 Due Diligence Report New York, New York Prepared for Mr. On February 8, 2010 P a g e 1

2 Table of Contents PAGE 3.. GENERAL INFORMATION PAGE 4 FILINGS PERMITS AND ENCUMBRANCES PAGE 6. CORE AND SHELL PAGE 7. BUILDING INFRASTRUCTURE PAGE EXHIBIT A PHOTOGRAPHS PAGE 15.. EXHIBIT B MUNICIPAL INFORMATION PAGE REHABILITATION BUDGET P a g e 2

3 General Information Property Address: Additional Addresses: Registered Locator: Property Type: Block Year Built: 1977 Zoning: Remaining Air Rights: Lot Size: Approximate building size: Number of Floors: 5 Open Spaces: Low Rise Residential R7-2 (3.44 FAR) None 25-3 x (2,525 Square Feet) 10,370 Square Feet None Assessment: $63, Taxes: $6, General Building Description t is a 25 foot wide, 100 foot long, five story walk-up building located on the northwest corner of. The property resides in an R7-2 zone within the Mount Morris Park Historic District. Originally used as a single family residence, and later a synagogue, the 10,370 square foot building has an original façade and entrance, as well as some original interior millwork and oversized marble faced fireplaces. A two story wood and masonry annex was added to the westernmost end of the property. Existing adjacent boundary properties North: low rise single family residence East: Street (lot 53) South: (lot 51) West: 5 Street low rise single family residence P a g e 3

4 The main entrance is at ground level, accessed on. From the ground floor a main stair leads down to the cellar and up to floors two through five. A secondary internal staircase connects floors three through five and an additional staircase leads from the westernmost point of the cellar under the annex to the street. The building was also served by a winding drum elevator which ran from the cellar to the fifth floor which is no longer in use Site Specifics The south (front) side of the property is bordered by a sidewalk composed of cast-inplace concrete flags extending to steel faced curb all in fair condition. The building is set back from the property line approximately five feet. This space is separated by a wrought iron fence and holds iron grills used to bring light and fresh air to the cellar. Similarly the East side of the building is set back from the property line (approximately ten feet) and is separated by a wrought iron fence holding a grass area and shaft way to the cellar. The north façade is completely bordered by and its rear yard. The west façade, originally setback from its neighbor, now contains a two story annex which shares a party wall with Filings, Permits Encumbrances & violations The property at block lot is designated with Building Identification Number. The building is also designated with Building Identification Number which is directly associated with the address 3 d Street. The address is reflects the neighboring building to the west on lot and is not associated with this property. This information should be corrected with the NYC Building Information System. Certificates of Occupancy There is no current certificate of occupancy on the property. Applications There are two alterations recorded on this property. Job # was filed and approved on July 19, 2001 to install a new oil fired boiler. On May 17, 2007 job # was filed to change the use of the property to six class A apartments and install new mechanical, plumbing and fire protection systems There are three open Electrical applications: filed on February 13, 1986; Z filed on October 08, 1987; and Z filed on February 13, All three jobs have failed their inspections and remain incomplete. P a g e 4

5 Violations There five open Department of Buildings violations on this property V 0 Boiler # /18/93 V 0 Boiler # /18/94 V 0 Boiler # /29/95 V 02 Boiler # /10/97 V 0 Elevator 04/02/07 These violations reflect non-compliance to NYC Local Law 62 of 1991 which mandates that all fuel burning boilers pass an annual test per the requirements of the Department of Environmental Protection as well as NYC Local Law 10 of 1981 which mandates that all elevators pass an annual safety test. Since these systems will be removed ADA Compliance Currently the building does not comply with New York City Local Law 58/85 or the Americans with Disabilities Act Illegal Materials Signs of asbestos flooring and insulation as well as lead paint were evident throughout the building. All asbestos and lead paint should be abated in accordance with the rules and regulations of the NYS Departments of health and labor and the NYC Department of Environmental Protection. Filings, Permits Encumbrances & Violations Recommendations 1. All open violations should be paid and certificates of correctness submitted in accordance with the procedures of the NYC Department of Buildings and Environmental Control Board 2. All open approved Department of Buildings applications should be signed off and letters of completion issued. All incomplete or disapproved Department of Buildings applications should be withdrawn. 3. All existing open Electrical applications should be superseded by a NYC licensed electrician and closed out with the Bureau of Electrical Control. P a g e 5

6 4. File an Alteration type 1 application to change the use from a place of worship to a single family residence, and obtain a current Certificate of Occupancy. This application may include any other demolition, structural, mechanical plumbing and aesthetic changes desired on the property. 5. The existing boiler should be decommissioned with the NYC Department of Buildings Boiler Division. 6. The existing elevator should be decommissioned with the NYC Department of Buildings Elevator Division. 7. The building fails to meet the current ADA requirements. Proposed upgrades will impose compliance requirements. An application with the Mayor s Office for People with Disabilities should be filed to waive these requirements if the use is intended to be a single family dwelling. 8. Abate all asbestos and lead paint in accordance with the rules and regulations of the NYS Departments of health and labor and the NYC Department of Environmental Protection *Please note building upgrades worth more than 60 percent of the total value of the building performed within a 12 month period, shall require the entire building to comply with the 2008 code. Core and Shell Structural Systems The building is constructed of a load bearing masonry shell with wood framed floor systems. The masonry shell appears to be in tact with minor cracking along the exterior. The framing system also seems to be in good condition as the floors are still level and stable. Due to the amount of internal water damage it is assumed that at least 30% of the structural system will have to be reinforced or replaced, however an accurate assessment cannot be made until selective demolition has been performed to expose the areas in question. Building Facades The Building envelope is a masonry system. The front entrance consists of a classical arched opening with stone mosaic décor, supported by ionic columns at either side framing an original wood paneled door. The base of the building on the south façade east P a g e 6

7 of the main entrance and on the east façade consists of painted stone panels. The south façade base west of the entrance and the annex are constructed of painted masonry units. It appears that this portion of the façade was extended during construction of the annex. The upper four floors of the main structure on both the south east and west (above the annex) facades are constructed of the building s original brick The south façade contains two iron fire escapes and the east façade contains a wrought iron balcony on the second floor. The entire building is topped with a Greek revival style cornice. The building contains all single pane, un-insulated, wood framed, double hung windows throughout. Roofs The main and bulkhead roof surfaces are covered with EPDM roofing. The stair and elevator bulkheads as well as the parapet walls are constructed of brick. No access to the roof was provided, however from the photographs, and amount of water damage to the fifth floor ceiling it is safe to presume that the roof will need to be replaced Core and Shell Recommendations 1. Expose internal structure and replace or reinforce structural members as required 2. Cut and re-point all brick. 3. Seal and waterproof entire facade 4. Remove fire escapes as they are not required for egress in a single family residence 5. Replace all windows with insulated glass units, thoroughly caulk and seal all openings 6. Strip and restore all original stone on building base and main entrance 7. Replace all damaged roofing membrane and insulation 8. Install proper roof drains and scuppers on the main and bulkhead roofs 9. Clean all roof drains, ensure proper mounting, and install covers 10. Repair parapets and bulkheads as required P a g e 7

8 Building Infrastructure Mechanical Systems Building heating is provided via one A.L. Eastmond & Sons low pressure oil fired Scotch marine boiler sized for a nominal capacity of roughly 1,000 MBH. The boiler provides heated water circulated to the perimeter convectors. The boiler has been in place since 2001 and is mostly likely at the end of its usable lifespan. Large amounts of water surrounding the boiler room suggests that the boiler pipes have burst and leaked. Electrical Systems Power to the site is delivered by Con Edison. The building has one main 208/240V service switchboards in the basement level. In addition, there are three additional metered services that were installed after the original construction. A summary of the services is described below: Electrical power is distributed through a non compliant cloth wiring systems and needs to be completely overhauled. Plumbing systems Plumbing Systems A single domestic water service enters the building in the cellar. There is a 60 gallon hot water heater for domestic use and an oil fired boiler for radiant heat. The building contains 5 bathrooms, none of which are functional Vertical Transportation Systems The building contains a direct current powered winding drum elevator serving the cellar through fifth floors. The hoisting systems is no longer permitted for use in New York City and the cab does not meet the minimum size and safety requirements of ASME A17 and ASTM F916 respectively P a g e 8

9 Summary of Building Infrastructure Recommendations 1. Remove existing oil tank 2. Install new natural gas fired boiler 3. Install new natural gas fired hot water heater 4. Inspect and replace all water waste and vent piping as required 5. Install new exhaust systems for all bathrooms and kitchens 6. Install new central air conditioning and ventilation system 7. Install new backflow preventer on domestic waterline in accordance with DoB requirements 8. Remove and replace all aluminum bus ducts with copper 9. Remove all fused panels 10. Remove DC power service to old elevator machine room 11. Increase existing electrical service to a 4 wire 3 phase 480/277v system. 12. Install new CT cabinet and electrical switchgear 13. Remove old elevator and associated equipment P a g e 9

10 Exhibit A Photographs P a g e 10

11 Second Floor Parlor Annex At First Floor P a g e 11

12 Fourth Floor Parlor Primary Staircase at Second Floor P a g e 12

13 Secondary Staircase at Third Floor Third Floor Parlor P a g e 13

14 Roof Looking North Roof Looking East P a g e 14

15 Exhibit B Municipal Information P a g e 15

16 Property Profile Overview BIN P a g e 16

17 Property Profile Overview BIN P a g e 17

18 Active Department of Buildings Violations P a g e 18

19 Open Department of Buildings Applications P a g e 19

20 Current Tax Map P a g e 20

21 Current Deed P a g e 21

22 P a g e 22

23 P a g e 23

24 P a g e 24

25 P a g e 25

26 P a g e 26

27 P a g e 27

28 P a g e 28

29 P a g e 29

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