BC25-001 - 2025-03-26_RevisedFinal.SCCC.SSB.Roof Assessment Report.15885.pdf

12-1 TECHNOLOGY DRIVE EAST SETAUKET, NY 11733 PH: 631-689-8450 FAX: 631-689-8459 WWW.WFCAIA.COM

Partners Steven R. Saraniero, AIA, LEED AP Neil A. MacDonald, AIA, LEED AP Eldon W. Smith, AIA Robert F. Heymach, AIA

Partners, Emeritus William F. Collins, AIA Thomas R. Turkel, AIA

Senior Associate Christopher M. Crans, AIA, NCARB

Associates William S. Brady, AIA, LEED AP Joseph W. Pignataro, AIA, LEED AP

ROOF ASSESSMENT REPORT

FOR

SUFFOLK COUNTY COMMUNITY COLLEGE

Smithtown Sciences Building

Ammerman Campus

Selden, NY

WFC PROJECT NO. 24-15885

DATE: Amended February 26, 2025 http://www.wfcaia.com/

William F. Collins, AIA Architects, LLP WFC project no: 24-15885

Roof Assessment Report

Suffolk County Community College

Smithtown Sciences Building, Ammerman Campus, Selden NY

Amended February 26, 2025 Page 1

Suffolk County Community College

Smithtown Sciences Building, Ammerman Campus, Selden NY

Amended February 26, 2025 Page 2

ROOF ASSESSMENT REPORT

FOR

SUFFOLK COUNTY COMMUNITY COLLEGE

PREPARED BY: COLLEGE CONTACT:

WILLIAM S. BRADY, AIA, LEED AP DOUGLAS DARGIS, RA, CEO, LEED AP

ASSOCIATE ADMINISTRATIVE DIRECTOR OF PROJECTS AND COMPLIANCE

WILLIAM.BRADY@WFCAIA.COM DARGISD@SUNYSUFFOLK.EDU

O: 631-689-8450 EXT. 130 O: (631) 451-4232

M: 631-365-1616 M: (631) 796-1886

CONTENTS Page

Table of Content

Overview

Roof History

Existing Conditions

Recommendations

Executive Summary

Roof Replacement Code Analysis

Reference Details from Original Architectural Drawings

Photographs of Existing Conditions

Aerial View of Existing Conditions

Appendices

A. Probing Plan

B. Structural Report – Conlon Engineering mailto:william.brady@wfcaia.com

Suffolk County Community College

Smithtown Sciences Building, Ammerman Campus, Selden NY

Amended February 26, 2025 Page 3

OVERVIEW

William F. Collins, AIA Architects (WFC Architects) has prepared this Roof Assessment Report on behalf of

Suffolk County Community College. On October 1st, 2024 a visual inspection of the Suffolk County

Community College (SCCC), Smithtown Science Building roof was conducted by William S. Brady, AIA of

WFC, AIA Architecture, LLP, Nick Mustakas of Building & Restoration Technology (BRT) and Christopher

Obrien, PE of Conlon Engineer. The existing roofing assembly cores were opened and closed by Statewide

Roofing. A subsequent visit to the building on January 31, 2025 to review the existing storm drainage piping within the building. The results of our finding were included in this amended report. Furthermore, existing plumbing drawings were provided by the College and our existing conditions and recommendation with regard to the Existing Storm Drainage Piping and Underground Storm Water Drywell Systems was revised.

The purpose of the site visit was to perform core sample removals and replacement from the existing roof to ascertain the composition and make-up of the existing roof assemblies and deck types. Multiple roof core samples were taken and their description and photos can be found in the appendix of this report. The core locations are indicated on the roof plan also included in the appendix.

The purpose of this report is to summarize the results of various observations undertaken by The WFC Team on behalf of SCCC. Additionally, investigations undertaken by third-party vendors were engaged directly by

SCCC to perform hazardous materials testing efforts to determine the presence of asbestos containing materials throughout the multiple layers of materials that comprise the various roofing assemblies currently in place. Further to the above, WFC has considered the results of the field observations and has provided recommendations for the replacement of the existing roofing assemblies as outlined herewith.

ROOF H ISTORY

The Smithtown Science Building is a three-story structure constructed in 1967. It is located on the eastern edge of Veterans Plaza. The roofing totals approximately 26,000 sf. and includes the following:

• The main roof above the third floor. This roof can be accessed by one of four stairwells and an elevator.

Relative to other structures on Campus, this roof is accessed more regularly by faculty and students for academic purposes. As such, there are pavers delineating paths from the stairwells and elevator to various other structures including an observatory, a greenhouse, two small solar arrays and multiple antennas and associated monitoring equipment. There are also several exhaust structures, one of which is elevated on a brick pier. The main roof is protected with a metal railing system at all edges.

• Four elevated roofs over the four building stair wells. Laboratory fume hood exhaust structures are installed on the two western stairwell roofs. There are also small overhanging roofs over the two western first floor entrances and the two eastern third floor stairwell windows.

• An elevated roof over the elevator extending from the main roof.

• A shorter elevated roof over the planetarium built on the main roof.

• Two sub-roofs over the southern first and second floor academic spaces with a fume hood exhaust structure installed on the first-floor roof.

• Two sub roofs over the northern first and second floor academic spaces with the first-floor roof being relatively small.

• A sub roof over the western second floor entrance lobby which includes skylights.

The original 1967 building design drawings indicate that a built-up roofing system was installed when the building was first constructed. This original roofing systems was since removed and replaced at some point in the building history.

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Amended February 26, 2025 Page 4

The subject building is a three-story structure. The primary structure consists of a concrete slab on metal deck supported on open web steel joists and steel girders/columns. This construction is present at both the roof and floor levels. At the roof locations, the existing construction indicates a pitched concrete topping slab above the primary structural slab, which will remain.

The roofing includes a smooth asphalt vapor barrier adhered to the concrete roof deck, 3.5 inch rigid insulation and a 0.060 black EPDM membrane held down by river rock ballast. Roof drains are located away from the roof edge and are connected to an internal drainage system. There is wood blocking along the perimeter of the roof.

The existing roof membrane is in fair conditions, but due to numerous leaks that have infiltrated the system the assembly as a whole is beyond its useful life. The College has advise us that the roof has been patched multiple times time in numerous locations over the years. Notable, in the last several years, roof leaks have become more frequent. These leaks have occurred at various locations and for multiple reasons including through punctures in the membrane and delamination at membrane seam.

EXISTING CONDITIONS

WFC performed a review of the existing roof assembly information provided by SCCC in the form of existing building drawings and verbal information provided by SCCC personnel while WFC was on-site.

Roof Deck and Roof Assemblies:

A. Based upon visual observations of WFC at the various probe locations, the roofing system on all of the roofs is comprised of a pitched concrete topping slab above the primary structural slab, a self-adhered modified bituminous sheet membrane vapor barrier, Polyiso insulation 3" thick and a loose laid 60 mil

EPDM roofing membrane. There is river rock ballast over the EPDM membrane. Refer to Appendices in for roofing assembly information encountered at each probe location.

B. Based on the thickness of insulation at the coring locations and the original drawings of the building, it appears that all of the roof decks are pitched to the drains with the light weight concrete fill as noted in the 1967 original building drawings.

C. There are 13 roof areas in total including the main roof (Roof 1) with 6 bulkhead roof areas (Bulkhead

Roofs 1-6) and a platform roof where the observatory is located. there are 3 setback roofs (Plaza Roof 2, South Setback Roof 3 and North Setback Roof 5) with an additional 2 small lower setback roofs (South

Lower Setback Roof 4 and North Lower Setback Roof 6). South Lower Setback Roof 4 is over occupied space and North Lower Setback Roof 6 is not. Additionally, there are 4 small overhang roof areas, one on each stair tower. There is also one small roof with a planter box on it on the front side of the building.

D. Some small areas of the main roof have concrete pavers over the EPDM with a protection course under the pavers. These are in areas where foot traffic would likely occur.

E. South Lower Setback Roof 4 and North Lower Setback Roof 6 have an insulation thickness of only 2" and do not have a vapor barrier.

F. The EPDM membrane is in poor condition with failing seams.

G. These observations lend themselves in our judgment that all of these roof areas have reached their full life expectancy/cycle and are all candidates for re-roofing.

Flashing:

All roofing areas have low flashing conditions, and while replacing the roofing assembly will require thicker insulation. A flashing height of 6” was found to be consistent between roof to bulkhead locations. This means

Suffolk County Community College

Smithtown Sciences Building, Ammerman Campus, Selden NY

Amended February 26, 2025 Page 5 there is not sufficient space for installation of a customary and acceptable 8” flashing height above the roof membrane surface.

The existing counter flashing at all roof areas is comprised of lead coated copper and appears to be a two-piece design where the first piece is installed on the brick shelf and down over the roof flashing and the second piece is installed over the first and up against the backup wall.

Roof Edge Treatments:

The roof edge treatments for the building consists of a metal perimeter gravel stop assembly. There are no parapet conditions. All roof edges are detailed with a cast in place concrete cornice with exposed aggregate finish on the exterior vertical surfaces. These surfaces are weathered and should be addressed to mitigate water and moisture intrusion. Caulking of various elements was observed to be in a dried-out condition.

Roof Drainage:

A generally shallow pitch was observed at all roof areas. The existing placement of roof drains within the various segments of roof areas of the building appears to be acceptable for adequate drainage flow design in each area. Roof drains connected to roof leaders run horizontally overhead through various building spaces, then run vertically to beneath the slab on grade areas, and out of the building to on-site drainage structures. This was not visually verified by WFC due to existing interior finishes.

Ponding:

No ponding was observed at any of the various locations throughout the existing roof areas. During the design phase it may be determined that additional roof layers or tapered insulation may be introduced where crickets are required to redirect storm water.

Water Infiltration:

Based upon information obtained during the probes and through information from SCCC personnel, it has been found that water infiltration into existing roof assemblies at various locations. The insulation was found to be saturated with water in most areas where cores were taken. Given the number of roof patches throughout the various building roof areas, it seems that most of the repairs have been effective. However, given the age of the roof new leaks will likely occur on a regular basis.

HVAC Equipment and Appurtenances:

Numerous pieces of HVAC equipment exist throughout all roof areas of the building. Such pieces of equipment are curb mounted or rail mounted. SCCC has previously indicated a number of these pieces of equipment will be removed and /or replaced by others and are not part of WFC design services.

Electrical Appurtenances:

Electrical conduits exist at the roof surface in some areas. Further to this, Photovoltaic panel systems and equipment exist on the main roof area. All efforts relating to the Photovoltaic systems as they relate to re-roofing activities are reportedly to be addressed by SCCC. In addition, lighting of various types exists at all roof areas mainly at bulkhead entrances. This lighting is for the purposes of general rooftop illumination.

Roof Access:

The main roof is accessed by multiple stair bulkheads and an elevator lobby. Doors to the exterior are provided in the enclosing walls of these bulkheads to the main roof only. There is no permanent access to the various bulkhead roofs or lower roof setbacks. These are only accessed by way of a ladder up from the ground level, or down from the main roof level. This poses some difficulty for regular maintenance of exhaust fans and roof drains, etc.

Suffolk County Community College

Smithtown Sciences Building, Ammerman Campus, Selden NY

Amended February 26, 2025 Page 6

Fall Protection and Guard Railings:

The permitter of the main roof currently has guard railing which are approximately 37-38” above roof surface. These railing are not high enough to meet today’s code for fall protection requirements and should be upgraded.

The Observatory Platform

The Observatory does not currently have a handicap accessible path of travel from the elevator lobby.

SCCC expressed interest in providing an accessible path from the elevator to enter with the observatory. It should be noted that the Observatory is two-levels with an interior stair. If an accessible path is provided, it will only service the main level of the interior Observatory. The upper level will not be accessible.

The Roof Top Greenhouse

Existing greenhouse glazing assembly is not a water tight assembly. SCCC has reported that there appears to be leaks in the interior spaces below the greenhouse. The existing concrete floor in the greenhouse was previously sealed with a waterproof coating that is no longer effective. There are 3 floor drains in the greenhouse that serve the greenhouse space.

Flashing detail around the permitter of the greenhouse is in fair to poor condition. This may be contributing to some of the leaks within the interior spaces below.

Exterior Wall Construction

Typical exterior wall construction consists mainly of red brick veneer with masonry backup with a typical cast in place concrete cornice detail at roof edge conditions. As noted above, the existing counter flashing at all roof to wall conditions is comprised of lead coated copper and appears to be a two-piece design. If the existing thru-wall flashing is decided to be removed and replaced with new, the existing masonry will be removed and replaced for installation of the new flashing.

Existing Storm Drainage Piping

The building was constructed in 1967, and therefore the storm drain piping is 57 years old. Cast iron pipes typically have a lifespan of 50 to 75 years, and our assessment is based on noninvasive visual observations of accessible areas at the underside of each roof drain location.

The College has reported miscellaneous leaks in various locations over the years. Remedial work was observed at numerous locations the included replacement of storm drains, vertical piping, elbows and pipe wrap. There is evidence of leaks in approximately 50% of the observed areas and some areas suffer from chronic leaking storm water pipe such as in the Geology Prep Room 220.

Existing Underground Storm Drainage System

Upon further review of plumbing drawings made available by the College, we rescind our previous assumption that the existing drywells are a combined storm water and sewer system. Based on a brief review of the roof areas served by drywell systems we understand that the existing systems equate to approximately

1.4” of rainfall design.

SCCC has not reported issues with the functionality of the existing underground system during storm events, nor have they advised of any annual maintenance required to maintain the systems, such as cleaning or pump-outs.

Suffolk County Community College

Smithtown Sciences Building, Ammerman Campus, Selden NY

Amended February 26, 2025 Page 7

RECOMMENDATIONS

Roof Deck and Roof Assemblies:

Based upon visual observations and anecdotal roofing system age information, it is the opinion of WFC that the most recently installed roofing assembly, and the overall roofing assemblies at large, are at or beyond their useful lives.

WFC recommends that the existing roofing systems should be removed down to the structural decks and entirely new insulated roofing assemblies be put in place.

The roof decks where the self-adhered vapor barrier is installed, this vapor barrier should be left in place as it will be very difficult to remove. Due to significant damage during removals it likely cannot be repaired and a new self-adhered vapor barrier can be applied directly over it. Loose areas of the existing vapor barrier should be cut back and removed. WFC highly recommends that extreme care be taken in the removal of the roofing assemblies in order avoid damage to the existing pitched concrete deck and or structural deck assemblies and to maintain their integrity.

In the intervening times between re-roofing activities, proper maintenance and spot repair efforts at existing yet to be replaced roof areas should remain on-going in order to inhibit water intrusion into the existing roofing assemblies in place and building interior spaces.

Further to this, prior to the commencement of any removal activities, a complete hazardous materials report prepared by SCCC’s Hazardous Materials/ACM inspection consultant indicating whether or not any

Hazardous Materials/ACM was encountered would be needed throughout the areas of work. Depending upon the contents of this report, a proper method of procedure for roofing assembly removal should be determined.

The presence of Hazardous Material / ACM in the existing roof assemblies notwithstanding, care shall be taken during the roofing assembly removal processes to ensure the integrity of the existing concrete roof deck assemblies. It is unlikely that other types of structural deck assemblies may be present but not observed by WFC as part of the existing roofing assembly probe efforts. It is further recommended that the entire roof assembly be obtained from a single source who would install the vapor barrier, insulation, and finished roofing as an entire system in place. WFC recommends the following roofing system options be reviewed and discussed with the college.

The new insulated roofing assemblies would include one of the follow roofing system options:

Main Roof Area Options (Roof Area 1):

Option 1: Johns Manville Fully Adhered Modified Bitumen SBS on the Main Roof (Roof Area 1) over flat rigid insulation, over a new vapor barrier installed on the existing pitched light weight concrete roof deck. Provide pedestal and paver assemblies in areas of foot traffic and along the handicap accessible path. This option would necessitate extensive masonry work to raise thru-wall flashing and weep vents due to limited flashing height.

Option 2: Johns Manville IRMA 2 ply SBS system with PMMA flashings on the Main Roof (Roof Area 1) is also a recommended option as it will eliminate the need for extensive masonry work to raise thru-wall flashing and weep vents due to limited flashing height, as the membrane is installed direct to the deck, thereby achieving a proper flashing height of at least 8".

If roofing of Main Roof (Roof Area 1) is to be an IRMA configuration, the following overburden is recommended to be installed: AVM Drain Board 6000 drainage mat, 6" Owens Corning Foamular 604 NGX, Filter Fabric, MRP Pedestals and Westile Pavers.

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Amended February 26, 2025 Page 8

Option 3: Upon consultation with the Johns Manville roofing representative, it may desirable to request an alternate bid price for utilization of a TPO roofing system in lieu of the base bid Modified Bitumen roofing system, where this system would be protected with a pedestal and paver assembly where there will be regular foot traffic. Requesting this alternate pricing during the bid phase will allow the College to make a decision based on their available budget.

Bulkhead Roof Area Option

On the Bulkhead Roofs 1-6, A conventional assembly with min. R-30 polyiso insulation should be used as there are no flashing height restrictions, and wood blocking can be replaced and raised as needed. These bulkhead roofs can have a more economical membrane installed such as TPO, as there will be little to no foot traffic.

As an alternate option to the TPO base bid option for the Bulkhead Roof Areas a Johns Manville Fully Adhered

Modified Bitumen SBS assembly as noted above (in Option 1) can be reviewed.

Setback Roof Area Option

The 5 setback roof areas, Plaza Roof 2, South Setback Roof 3 and North Setback Roof 5, South Lower Setback

Roof 4 and North Lower Setback Roof 6 have flashing height issues with a new roofing system that would have an R-30 min. With only 3" of insulation and in some cases only 2", there is currently only 3-6" of flashing height. R-30 would need to be 5.2" of polyiso leaving only 1-4" of flashing height. This option would necessitate extensive masonry work to raise thru-wall flashing and weep vents due to limited flashing height.

As an alternate to the TPO base bid option for the Setback Roof Areas, a Johns Manville Fully Adhered

Modified Bitumen SBS assembly as noted above (in Option 1) can be reviewed.

At the North and South 2nd Floor exterior walls (North Setback Roof 5 and South Setback Roof 3), window replacement/modifications and masonry work would be needed for an R-30 insulation assembly and proper flashing height to be achieved on these two setback roofs. Refer to the paragraph below regarding the

Exterior Wall Construction.

At the North and South 1st Floor exterior walls (North Lower Setback Roof 6 and South Lower Setback Roof 4), window replacement/modifications (but to a lesser extent) and masonry work will also be needed for an R-

30 insulation assembly and proper flashing height to be achieved on these two setback roofs. Refer to the paragraph below regarding the Exterior Wall Construction.

These setback roofs could be installed with a more economical single ply membrane like a Johns Manville

TPO and there will be little to no foot traffic Over the original roof decks, a new roofing system should be installed with new insulation installed to meet the NY State 2020 Energy Conservation Construction Code of a minimum of an R value of 30.

All conventional roof systems installed should include ribbon adhered insulation in 2-part urethane adhesive with tapered insulation pitched to drains (adhered to meet 120 MPH wind uplift requirements).

Installation of a ribbon adhered high density polyisocyanurate cover board on all conventional roofing systems is advised to ensure the new roofing insulation is not damaged from above due to foot traffic and weather over time.

Note for all roofing assembly options: It is further recommended that such a system be provided with the

Johns Manville 120 MPH Wind Rider as part of the Guarantee. This will necessitate inclusion of certain optional

Suffolk County Community College

Smithtown Sciences Building, Ammerman Campus, Selden NY

Amended February 26, 2025 Page 9 features of the overall Johns Manville system in place. All manufacturer’s standard details and related elements such as expansion joints, etc. shall be provided.

Flashing:

All roofing areas have low flashing conditions, and replacing the roofing assembly will require thicker insulation. A flashing height of 6” was found to be consistent between roof to bulkhead locations. This means there is not sufficient space for installation of a customary and acceptable 8” flashing height above the roof membrane surface.

The existing counter flashing at all roof areas is comprised of lead coated copper and appears to be a two-piece design where the first piece is installed on the brick shelf and down over the roof flashing and the second piece is installed over the first and up against the backup wall.

Given the close proximity of the flashing elements to the surrounding adjacent roofing surface, it may be recommended that thru-wall flashing be removed and replaced with new which will entail extensive masonry work. An 8” minimum exposure from the roof surface to the top of the flashing at sills, etc. is required.

Roof Edge Treatments:

New metal roof edge gravel stop treatments for the entire building perimeter are recommended. Provide all appropriate roofing system flexible flashing plies, termination bars, flashings, etc. All new treated wood blocking elements shall be provided as well. Johns Manville liquid applied Permaflash materials, compatible with the roofing system selected, shall be provided to ensure that a weathertight condition is achieved.

In addition, where gravel stops wrap over the outside of exposed aggregate cast in place cornices, a waterproof coating such as the Johns Manville “PMMA” coating, or the like, shall be utilized. Furthermore, extend the exterior coping/gravel stops over the exposed aggregate cornice on the exterior vertical surfaces. As an alternate, we recommended installing a metal panel around the perimeter in these areas to fully encapsulate the porous exposed aggregate cornice/surface in order to provide a sufficient weatherproofing treatment to prevent moisture intrusion.

Roof Drainage:

Roof drains can be snaked with cameras in order to further investigate the condition and determine if there are areas of piping that require replacement.

Ponding:

Ponding will be alleviated by creating the appropriate and positive drainage slopes at the recommended minimum 1/8” per foot. During the design phase it may be determined that additional roof layers or tapered insulation may be introduced where crickets are required to redirect storm water.

Water Infiltration:

The installation of an entirely new roofing system will alleviate the currently encountered water infiltration issues.

HVAC Equipment and Appurtenances:

Numerous pieces of HVAC equipment exist throughout all roof areas of the building. Such pieces of equipment are curb mounted or rail mounted. SCCC has previously indicated a number of these pieces of equipment will be removed and /or replaced by others and are not part of WFC design services.

All new mechanical equipment curbs, support rails, pipe / conduit supports, pipe railing penetrations, conduit penetrations, etc. shall be provided. Penetration “boots” or a liquid applied flashing / sealant system may also be required where necessitated by existing conditions.

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Smithtown Sciences Building, Ammerman Campus, Selden NY

Amended February 26, 2025 Page 10

Electrical Appurtenances:

Exterior lighting is not included in the scope of this project. All efforts relating to the Photovoltaic systems as they relate to re-roofing activities are reportedly to be addressed by SCCC.

For the purposes of these recommendations, it is the understanding that the removal and replacement of the rooftop photovoltaic systems and assemblies is the responsibility of others. However, such installation shall be performed in strict accordance with the requirements of the roofing system manufacturer’s requirements, guidelines, and standard details for the installation of roof supported elements. Documentation from the roofing system manufacturer that the roof warranty remains in effect after the installation of the Photovoltaic system takes place should be obtained. Where feasible any and all roof mounted electrical items such as roof area lighting, etc. shall be removed in favor of providing similar elements mounted on walls, equipment areas etc. It is recommended to minimize the amount of roof mounted items.

Roof Access:

SCCC expressed that access to the roof for academic purposes will continue. The existing means of accessing the roof areas shall be maintained and improved to be handicap accessible. All related equipment and systems must be maintained and/or removed and re-installed as needed. New roof will incorporate pedestrian pathways and railings to provide easy and safe code compliant access to various locations while protecting the roofing system. A proper roofing / sill detail will need to be devised to ensure a handicap accessible and weathertight condition at the elevator lobby door to roof.

Our team will work with SCCC to review potential locations for ships ladders to be installed to access roof bulkheads and lower roof setbacks from main roof. Handicap accessible detailing from elevator lobby to exterior roof surface will be designed in order to access observatory. Refer to the Observatory section of this report.

There is a potential that door sills at doors in the mechanical penthouse / bulkhead assemblies may need to be altered to accommodate the new roofing assembly installation.

If the design proceeds with creating a handicap accessible path to access the main level of the Observatory, a ramp and stairs will be provided to serve the new entrance landing to the Observatory.

Fall Protection and Guard Railings:

The guard railings at the permitter of the main roof accessible by students and faculty shall be removed and replaced with new guard railing that will be a minimum of 42” above the finished roof surface. WFC recommends matching the architectural style of the existing guard rails.

With respect to fall protection at various pieces of equipment, while the Existing Building Code of New York simply indicates that the existing level of protection be maintained, it is recommended that fall protection

(guard railings) be provided where any such equipment lies within 10 ft. of the edge of a roof area. This is at the discretion of SCCC based upon internal needs although the provision of fall protection in proximity to roof top equipment located within 10 ft. of a roof edge is advisable. Bulkheads and lower roof setbacks may be fit out with additional guard railings. Again, it should be noted that such fall protection is not required by code in all areas and is at the discretion of SCCC.

The Observatory Platform

The Observatory platform should be stripped down to the structure and have a new roof membrane installed.

In order to protect the membrane from foot traffic and new landing will be constructed at the entrance door to the Observatory. If the design proceeds with creating a handicap accessible path to access the main level of the Observatory, a ramp and stairs will be provided to serve the new entrance landing. Some metal panel façade and trim on the observatory would need to be removed to allow for existing roof removal and replacement with new. Trim panels should be kept and re-installed. As an alternate, instead of a new roof membrane assembly on the observatory platform, another option could be to wrap it with PMMA and a

PMMA color top coat. This would also be a fully warrant-able option. We can review this further during design.

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Smithtown Sciences Building, Ammerman Campus, Selden NY

Amended February 26, 2025 Page 11

The Roof Top Greenhouse

The greenhouse slab shall be stripped down to the concrete slab and fully prepared to receive a new coating. Existing cracks in concrete slab to be repaired with an appropriate crack sealing system. Floor drains, if in good working condition can remain. A new 2 component urethane coating system on the existing greenhouse slab shall be applied to waterproof the greenhouse floor such as Qualideck by APT, or similar, which would include the Q152 primer, Q252 membrane, and Q372 Top coat with or without aggregate for slip resistance. The exterior roof to greenhouse flashing around the permitter of the greenhouse to be removed and replaced with new. Depending on the roof assembly selected flashing height may be raised to achieve a minimum of 8” clearance above the membrane surface.

Exterior Wall Construction

WFC recommends new through-wall flashing at all roof to wall conditions, and will include provisions in the construction documents for alternate pricing and unit costs.

At the North and South 2nd Floor exterior walls (North Setback Roof 5 and South Setback Roof 3), window replacement/modifications to existing aluminum and glass assemblies and masonry work is required in order to install an R-30 insulation assembly to achieve proper flashing height of 8” above the roof surface these locations.

Similarly at the North and South 1st Floor exterior walls (North Lower Setback Roof 6 and South Lower Setback

Roof 4), window replacement (but to a lesser extent) and masonry work will also be needed for an R-30 insulation assembly to achieve proper flashing height of 8” above the roof surface these locations.

The typical cast in place concrete cornice details at roof edge conditions are notably weathered and a source of water intrusion. While improving the building with a new roofing assembly, it is in the Colleges best interest to address these cornices at this time as well to mitigate water intrusion in these areas.

Furthermore, during our roof assessment we encountered numerous exterior masonry conditions that require repair and rebuild of the brick veneer façade. We recommend further investigation to determine the reason for the veneer failure and to assess the conditions in order to determine the appropriate course of action and masonry/waterproofing repair details.

Existing Storm Drainage Piping

Cast iron pipes typically have a lifespan of 50 to 75 years, and our assessment is based on noninvasive visual observations of accessible areas. We assume that the inaccessible portions of the piping are in similar condition, barring any unforeseen issues that may arise due to the building's age.

Based on our findings more fully detailed above, we recommend that each roof drain shall be removed and replaced with new, to include 3 ft of vertical pipe, an elbow and 3 feet of horizontal pipe and new pipe insulation.

It is important to note that buildings of this vintage may present unexpected conditions that could affect the integrity of the plumbing system. If the College is interested, we recommend additional inspection services to provide a more thorough assessment of the piping. Techniques such as camera probes, commonly used by plumbing contractors, can effectively inspect and diagnose potential problems in existing pipes, offering greater insight into the overall condition of the storm drain system.

Existing Underground Storm Drainage System

Upon further review of plumbing drawings made available by the College, we rescind our previous assumption that the existing drywells are a combined storm water and sewer system.

SCCC has not reported issues with the functionality of the existing underground system during storm events, nor have they advised of any annual maintenance required to maintain the systems, such as cleaning or pump-outs. Based on this historic data, we understand the existing drywells to be in good working condition.

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If the College is interested, we recommend additional inspection services to provide a more thorough and invasive assessment of the drainage structures. Techniques such as moving earth to access buried structures, camera probes, commonly used by plumbing contractors, can effectively inspect and diagnose potential problems in existing systems, offering greater insight into the overall condition of the storm drain system.

In addition to the requirements typical to design a major roof replacement project, the following items unique to this project must be considered and addressed:

▪ Given the building location on the eastern side of Veterans Plaza, construction staging must be carefully coordinated so as not to interfere with College operations and delineation of safe access to the building and surrounding areas must be included on the construction documents.

▪ Rigging plan requirements for any crane usage must be included as a requirement in the construction documents.

▪ Crane permit obtained from SCCC.

▪ The roofing design must accommodate future expansion of existing solar arrays and the addition of new arrays. The final roof design must be considered solar ready.

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Amended February 26, 2025 Page 13

EXECUTIVE SUMMARY

Based upon observations and recommendations more fully detailed above, WFC concludes that the existing roofing systems currently in place at the subject property are minimally functional for their intended purpose and should be removed and replaced at this time.

The replacement efforts may take place sequentially at discreet segments of the existing roof areas, bulkheads and setbacks as delineated by the building design.

Whether or not the project is executed sequentially in one continuous operation or in phases separated by periods of time is at the discretion of SCCC and the selected contractor. WFC recommends a sequential process in that all existing roof areas are subject to failure at any given time. On-going repair activities and stop-gap measures may enable a phased approach, but this may become costly and expose the building contents to damage.

The recommendations above include multiple roof assembly options, based on the construction budget with recommendations for alternate pricing be obtained for a TPO roofing system in selected areas where not regularly accessible by student and faculty.

Re-roofing activities shall incorporate all new standard rooftop appurtenances such as expansion joints, gravel stops, flashing assemblies, mechanical equipment supports, electrical conduit supports, etc.

WFC recommends, as a next step, meeting with the SCCC stakeholders to review and discuss the information in this report in order to validate these findings and to organize an approach to develop the project design and construction drawings. In conclusion, we trust that you find the information contained herewith, complete for its purposes and look forward to advancing with you to the next phase of this project.

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Smithtown Sciences Building, Ammerman Campus, Selden NY

Amended February 26, 2025 Page 14

ROOF REPLACEMENT CODE ANALYSIS

Existing Building Code of New York State (2020)

1. Section 202 – Definitions

a. Roof Replacement: Process of removing existing roof covering, repairing any damaged substrate, and installing new roof covering.

2. Section 503.3 – Existing building elements carrying gravity loads

a. A greater than 5% increase in loads necessitates replacement or alteration of such elements as needed to carry the new loading condition.

b. Task: Check load case of new vs. existing roofing system.

3. Section 503.12 – Wind Speed

a. Where wind speed is greater than 115 mph, deck / framing, and framing / wall connections shall be evaluated for wind loads and uplift.

b. Task: Evaluation for wind loads and uplift required.

4. Section 602 – Alteration Level 1

a. Level 1 alterations include the removal and replacement of the covering of existing materials, elements, equipment, or fixtures using new materials, elements, equipment, or fixtures that serve the same purpose.

5. Chapter 7 – Alterations Level 1

a. Section 704 – Means of Egress: 704.1 General – Alterations shall be done in a manner that maintains the level of protection provided for the means of egress.

This indicates that railings at the edge of the roof near equipment are not required. Section

704.1 of the Exiting Building Code does not direct utilization of the provisions of the Building

Code of New York State in this instance. However, installing such guards at components requiring service and at roof hatches (BC NYS Sections 1015.6 and 1015.7, respectively) may be a prudent thing to do.

b. Section 705 – Reroofing: Comply with Chapter 15 of the Building Code of New York State.

c. Section 705.1 – Exceptions

i. Minimum slope of ¼” per foot not applicable to existing buildings.

ii. New secondary (overflow) drains not applicable to existing buildings.

d. Section 705.3 – Roof replacement shall include the removal of all existing layers of roof coverings down to the roof deck.

i. Section 705.3.1.1 – Exception No. 3 prohibits a “roof recover” where the existing roof has two or more applications of any type of roof covering.

e. Section 705.6 – Flashings. Metal flashings to which bituminous materials are adhered shall be primed prior to installation.

f. Section 707.1 – Alterations shall conform to the energy requirements of the Energy

Conservation Construction Code of New York State as they relate to new construction only.

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Smithtown Sciences Building, Ammerman Campus, Selden NY

Amended February 26, 2025 Page 15

ROOF REPLACEMENT CODE ANALYSIS

Building Code of New York State (2020)

1. Chapter 15, Section 1502 – Secondary roof drains not required per EBC NYS Section 705.1, exception

2. Section 1504.3 – Wind resistance of non-ballasted roofs

a. Refer to section 1507 for roof coverings.

b. Refer to section 1609.5.2 for wind load pressures

c. Section 1504.3.1 – Testing of roofing shall be in accordance with FM 4474, UL 580, or UL 1897.

3. Section 1504.5 – Edge securement for low-slope roofs.

a. Edge securement shall be designed and installed in accordance with BC NYS Chapter 16 and tested in accordance with test methods RE-1, RE-2, and RE-3 of ANSI / SPRI ES-1, except

Basic Design Wind Speed, V, shall be determined from figures 1609.3(1) through 1609.3(8) as applicable.

4. Section 1054.6 – Low-slope roof sloping less than 2:12 shall be weather tested in accordance with

ASTM G 152, ASTM G 154, or ASTM G 155.

5. Section 1504.7 – Impact Resistance on low-slope roof sloping less than 2:12 shall be tested in accordance with ASTM D 3746, ASTM D 4272, or the “Resistance to Foot Traffic Test” in section 4.6 of

FM 4470.

6. Section 1505.1 – Table 1505.1 Classification of Roof Coverings

a. The building appears to be Construction Classification Type IIA. Therefore, a Class “B” roof assembly is required. Roof coverings shall be tested in accordance with ASTM E 108 or UL

790.

7. Section 1506.3 – Roof Product Identification

a. Roof covering materials packaging shall bear the manufacturer’s identifying marks and approved testing agency labels in accordance with section 1505. For materials in bulk, this information may be provided in the form of a certificate or a bill of lading provided by the manufacturer.

8. Section 1507.11 – Modified Bitumen Roofing

a. Section 1507.11.1 – Roof slope of ¼” per ft. minimum is not appliable per EBC NYS Section

705.1 Exception 1, and Section 1511.1 Exception 1.

b. Section 1507.11.2 – Material standards shall comply with ASTM D 6162, D 6163, D 6164, D

6222, D 6223, D 6298, or D 6509.

i. Section 1507.11.2.1 – A base sheet complying with section 1507.11.2, ASTM D 1970 or

D 4601 is permitted to be used with a modified bitumen cap sheet.

9. Section 1508 Roof Insulation

a. Section 1508.1 – Above deck insulation is permitted when covered with an approved roof covering and passes the tests of NFPA 276 or UL 1256, when tested as an assembly.

b. Section 1508.2 – Polyisocyanurate Board shall comply with ASTM C 1289, Type I or Type II. If a different type of insulation is selected for use on this project, refer to Table 1508.2 for testing criteria applicability to the type of insulation selected.

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Smithtown Sciences Building, Ammerman Campus, Selden NY

Amended February 26, 2025 Page 16

10. Section 1604.5 – Risk Category

a. Risk Category III.

11. Section 1609.3 – Basic Wind Speed

a. Figure 1609.3(2) for buildings in Risk Category III is applicable.

b. From Figure 1609.3(2), the building appears to be between the 130 – 140 MPH wind contour lines.

12. Section 1609.4 – Exposure Category

a. Section 1609.4.3 – The building lies within terrain describe for the Exposure B category.

Energy Conservation Construction Code of New York State (2020)

1. Section C301.1 – Climate Zones General

A. Climate Zone for Nassau County: 4A (Table C 301.1)

B. Thermal Criteria: CDD 50 Deg. F less than or equal to 4500 and HDD 65 deg. F less than or equal to 5400 (Table C301.3(2))

2. Section C 401.2 – Compliance Path

A. The Prescriptive Compliance Path has been utilized as the basis of this analysis.

3. Section 402.1.3 – Insulation

A. Insulation placed entirely above the roof deck in Climate Zone 4: R-30 ci (continuous insulation) (Table C402.1.3 – “R”-value method)

4. Section 402.2.1 – Roof insulation shall be installed in a minimum of two layers with joints staggered.

(Exception 3, two layers are not required where insulation tapers to the roof deck such as at roof drains.)

5. Section 503.1 – Alterations shall be such that the existing building or structure is not less conforming to the provisions of this code than the existing building or structure prior to the alteration. This may enable making the case that between the walls at the High Roof / Low Roof conditions and the nearest adjacent line of roof drains, the same thickness of insulation currently in place may be used as part of the Roof Replacement Alteration design. There is a potential that while the same thickness is being used, the new insulation may have a higher “R” value than the existing. In addition, given the need to establish a positive drainage roof slope, the thickness of insulation between the drains and the roof surface high points will likely be higher than “R”30.

A. Section 503.1 – Exception 7. Air barriers are not required for roof replacement where alterations do not include alterations to the remainder of the building envelope. While an air barrier may not be required, you may want to consider including it as a good practice.

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REFERENCE DETAILS FROM ORIGINAL ARCHITECTURAL DRAWINGS

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TYPICAL CORNICE DETAIL REFERENCE

TYPICAL ROOF TO WALL DETAIL REFERENCE

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PHOTOGRAPHS OF EXISTING CONDITIONS

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AERIAL PHOTOS OF EXISTING CONDITIONS

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APPENDICES

SCCC Smithtown Science Building Roof Framing Load Rating / Condition Report

Project Location: 533 College Rd, Selden, NY Date: October 9, 2024 Project No: 24227.00

246 Federal Rd, B23

Brookfield, Connecticut

203 : 740 : 0990 office@conlonengineering.com conlonengineering.com

Adaptive Reuse

Commercial

Residential

Recreational

Religious

Historic

Specialty Engineering

Structural Rehabilitation

SCCC Smithtown Science Building Roof Framing Load Rating / Condition Report Page 1 of 5 P/No: 24227.00

October 9, 2024 Project No: 24227.00

William S. Brady, AIA, LEED AP

WFC Architects

12-1 Technology Dr.

East Setauket, NY 11733

SCCC Smithtown Science Building Roof Framing Load Rating / Condition Report

Dear Bill, As requested and authorized,…