R & W / Engineers, P.C.
131 East Main Street
Bay Shore, New York 11706
Larry A. Rubinson, P.E. (631) 969-8535
Michael L. Williams, P.E. Fax (631) 969-8518
August 17, 2009
The Seaview Association of Fire Island
Ocean Beach
Fire Island, New York 11770
Attn: Mr. Clyde Zucker (Via E-Mail: Clyde@Zucker.net)
Re: The Seaview Association of Fire Island
Wading Pool Condition Assessment Report
Dear Mr. Zucker:
In accordance with our accepted proposal dated July 17, 2009 R & W / Engineers, P.C. performed a specific inspection of the Seaview Association wading pool on Thursday, August 6, 2009. The inspection was performed in your, Mr. Stephen Beyer and the Association manager’s presence.
Our inspection was performed to provide a professional opinion relative to the Association wading pool and its appurtenances. Several deck boards whose ends abut the pool were removed by the Manager to allow observation of the rear pool wall.
I. Existing Conditions:
The approximately 32 foot diameter wading pool has a steel shell that appears to be partially embedded in concrete. The top of the concrete is approximately 8 inches beneath the wood frame supported composite decking. The pool is located in an Association park that has frontage on Bay View Avenue to the south and the Great South Bay to the north. The pool is believed to have been constructed at least 35 years ago. Steel swimming pools in this region were popular after World War II with many constructed by the Welding Engineering Company. The pools typically did not have filtration systems but were filled and flushed several times a week with either fresh water or the bay salt water. It is clear that the pool has been significantly modified since its original construction. Clearly all the exposed piping and filtration equipment are recent.
The current general configuration of the park and location of the wading pool are shown on the attached site layout plan, S-1.
The Wading Pool Data is as follows:
Approximate Surface Area: 804 Square Feet
Maximum Number of Bathers: 53
Approximate Water Depth: 12 Inches
Approximate Water Volume: 6,014 Gallons
Number of Skimmers: One (1)
Number of Returns: One (1)
Number of Main Drains: Two (2) 12” x 12” W/ VGB Compliant Covers
Pump: Hayward 1 HP, 1 Phase
Filter: High Rate Sand, Hayward 200 Series
2.2 Square Feet of Media
Observed Flow Rate*: 38 GPM
Turnover Rate: 2.64 Hours
Backwash: Reported to be to a Leaching Pool
Disinfection & pH Control: Metering Pumps, Sodium Hypochlorite
*The Manager stated that the filter was backwashed just prior to our inspection. The strainer and skimmer baskets appeared relatively clean therefore it is assumed that the filtration system was operating near the peak flow rate.
II. Existing Pool Non-Compliance Issues:
Any major renovation to the pool will require that all aspects of the pool be brought to current code requirements. We are not implying that the current pool is operating in violation of current codes (although that is possible for certain aspects). The following, at a minimum, must be incorporated in any major renovation.
Two additional skimmers (a total of three) are required. Current codes require one skimmer per each 400 square feet of surface area or fraction thereof.
The existing skimmer must be replaced with a skimmer that contains a weir and an equalizer pipe.
There is currently a single (1) wall return. The pool will require a minimum of six (6) returns.
A minimum flow rate of 129 gallons per minute will be required. The existing pump and filter and greatly undersized and cannot achieve this flow rate. Both components will require replacement. The current pool should flow at a minimum 43 gallons per minute. We believe that the current flow rate, 38 gallons per minute. is not presently adequate. A wading pool should have a 100 percent volume turnover within two (2) hours.
Five (5) feet of clear deck space around the entire pool is required. The deck benches and boxes reduce the clear distance to less than 5 feet. The current deck does not provide any sitting area.
A step in the pool is required. The maximum permitted rise is ten (10) inches.
Depth markers must be properly sized and properly located on the deck and pool walls.
A hand hold (i.e., properly profiled coping stone) should be provided around the pool perimeter.
The use of foot baths is prohibited.
A pool alarm is not installed.
The swimming pool code of the State of New York requires that toilet facilities and lavatories be provided at a swimming pool, except when such facilities are available within 300 feet of the pool. We are told that the wading pool currently operates under a waiver from this requirement.
III. Structural Observations:
The Association removed five (5) deck boards around the pool. The ends of the boards abut the wall of the pool. The removed deck boards are generally located as shown on the attached sketch, S-1. The difficulty in and possible damage caused by removing the deck boards limited the number of observation points. The select decking removal permitted only limited observation of the outer steel wall. The deck support framing was tight or very close to the pool wall further limiting observation of the back pool wall surface. The interior of the pool steel is covered with fiberglass. Therefore the interior steel condition could not be visually assessed.
The bottom of the steel shell is encased by concrete that extends beyond the outer face of the shell. The exposed steel was observed to be significantly corroded and delaminated. The steel on the south face of the pool appeared to be in better condition than at the other locations. However, there was corrosion at this location. The lighter corrosion on the south side of the pool could be explained by varying weathering conditions.
It is difficult to precisely determine the percentage of wall thickness that exists. We estimate that in the several more observable locations that ½ the wall steel thickness is corroded. We conclude that the majority of the rear wall steel that could be observed and tactilely examined is at or near the end of its useful life. Only after an examination of the entire exterior pool wall can it be definitively determined if the steel can feasibly be plated to extend the useful life of the wading pool shell.
IV. Swimming Pool Facility Upgrade Alternatives:
Based on the wading pool condition, the Board may wish to consider the following alternatives.
Alternative No. 1: Do nothing.
Continue operating the pool as it presently exists performing repairs as necessary.
Implications:
Money will continue to be expended on a pool that does not nearly meet current code. Current codes are more stringent to address additional life safety and health concerns.
We are told the pool does not have the capacity to meet the current swimmer load. This alternative does not address that need.
At some time on the near future this alternative will no loner be viable. A major structural failure could result in the loss of a partial or complete pool season. If this alternative is selected the Board should implement the planning for another of the alternatives as a contingency.
Alternative No. 2: Minor Renovation to the Existing Pool
Perform structural “maintenance” repairs and other cosmetic improvements that will not trigger the requirements to fully comply with current code.
Implications:
A set of engineering drawings will likely not be required for submittal to the County for a permit to construct. However, we recommend that the County be apprised of the work for their determination on the need for a permit and their desire to perform inspections of the work.
The time to complete the renovations would be approximately 2 to 3 months. It would be advisable to start construction in early March 2010.
The deck and deck structural framing will require considerable removal to access the portions of the steel wall that are above the concrete encasement. The steel will need to be cleaned to sound material and new plate steel welded to existing sound material.
There is no guarantee of the extent of steel that will need to be reinforced. The deck removal and reconstruction costs could be considerable.
A considerable sum of money will be expended while still not addressing identified current code and life/health safety concerns.
The minor renovation will not address the current capacity (swimmer load) needs.
Alternative No. 3: Major Renovation to the Existing Pool
Perform structural repairs and all other improvements to bring the pool into compliance with current code.
Implications:
The deck would need to be removed and expanded or the benches and deck appurtenance will need to be eliminated to provide five clear feet around the entire pool. It is possible that portions of the deck framing could remain and be incorporated in the new deck if the deck is expanded.
The pool will need to be completely re-piped to the filter room.
Almost all the filter room piping will need to be replaced.
Upon completion of the renovation the only element of the pool that will remain is the steel shell (the element that is of most immediate concern) that will be structurally reinforced as part of the project.
A complete set of engineering drawings will be required as part of an application for a permit to construct a major renovation. The approximate cost to prepare engineering plans for a major renovation will range between $4,000 and $5,000. The County application for a wading pool less than 1,000 square feet is currently $265.
The estimated the cost to renovate the pool will be contingent on the extent of steel repair and new decking. Should the deck size remain as exists we estimate the renovation cost to range between $90,000 and $120,000.
We estimate that 6 to 8 months will be required to prepare the plans, application package and receive a permit to construct the major renovations. The time to complete the renovations, associated inspections and Department of Health Service inspections would be approximately 3 to 4 months. It would be advisable to start the plans before January 1, 2010 and start construction after the 2010 pool season.
The major renovation will not address the current capacity (swimmer load) needs.
Alternative No. 4: Construct a New Wading Pool
Completely demolish the existing wading pool and construct a new wading pool.
Implications:
1. This Alternative will permit the Association to construct a wading pool with a bather capacity (surface area) that meets current and anticipated needs. A wading pool may be constructed to a maximum water depth of two (2) feet. An increase of 50 percent capacity or a new surface area of 1,200 square feet would permit 80 bathers.
2. A complete set of engineering drawings will be required as part of an application for a permit to construct a new wading pool. The approximate cost to prepare engineering plans to the County for a new wading pool will range between $6,500 and $7,500. The County application for a wading pool between 1,001 and 1,600 square feet is currently $400.
3. Almost all commercial pools on Long Island incorporate a gunite shell. Groundwater conditions and the construction economics on Fire Island will require careful consideration of the pool structural material. It is likely that a steel wall with a vinyl liner will be the most feasible construction. We recommend the preparation of preliminary layout drawings that can be distributed to several swimming pool contractors to obtain pricing comparisons for different structural systems.
4. The new pool will require the complete demolition of the entire pool and appurtenances including the deck.
5. The wading pool location and shape can be revised to better meet the overall Association needs and comply with possible NYSDEC requirements.
6. The new pool will meet all current code, life safety and health regulations.
7. We estimate that 2 to 3 months will be required to develop preliminary plans and refine the size, shape and location of the pool and 6 to 8 months to prepare the plans, application package and receive a permit to construct the new wading pool. The time to complete the demolition, construct the new wading pool, associated inspections and Department of Health Service inspections would be approximately 4 to 6 months. It would be advisable to start the preliminary design phase before October 1, 2009 and start construction as soon as approval is received after the 2010 pool season.
8. It is not possible for us to estimate the construction cost at this time. The variables associated with the pool shape and construction material, deck size and material will greatly impact the cost. If this alternative is selected construction cost estimates will be developed during preliminary design and refined as the project parameters are narrowed.
A proposed 1,200 square foot irregularly shaped wading pool and deck that extends at least 10 feet beyond the new wading pool is shown on the attached sketch S-2. The sketch provides a proportional relationship of such a sized pool within the existing configuration of the Association property. The actual final location and size of a new wading pool will be determined by the Board if this alternative is selected.
Alternative No. 5: Construct a New Wading Pool & Main Pool
Completely demolish the existing wading pool and construct a new wading pool and a new main pool.
Implications:
1. The selection of this alternative will be driven by the long term needs of the Association and the current will of the members. This Alternative will incorporate all the technical and SCDHS submittal aspects of Alternative No. 4.
2. The existing filter shed is not sufficiently large to accommodate two swimming pools. A new building for either both or the new main pool would need to be constructed.
3. The cost of a main pool will be driven by the selection of the structural material, pool water depth and allowable/advisable height of the pool top of wall above grade. Most Association main pools have a maximum water depth of five (5) feet. At this time we would recommend that this pool be no greater than four (4) feet six (6) inches deep.
4. The code requirements for swimming pools greater than 1,600 square feet greatly increase construction costs. For this reason we recommend that a new main pool be less than 1,600 square feet. A 1,600 square foot pool would have a bather capacity of 106 people.
5. Both pools need not be filed for with the Health Department nor constructed at the same time. However, there would be economies if they were.
6. It is not possible to estimate the construction cost at this time. The variables associated with the pool shapes, sizes, construction material, deck size and material, filter building size and material all will greatly impact the cost. If this alternative is selected, construction cost estimates will be developed during preliminary design and refined as the project parameters are narrowed.
A proposed 1,200 square foot irregularly shaped wading pool and deck that extends at least 10 feet beyond the new wading pool and 1,600 square foot main pool and deck are shown on the attached sketch S-3. The sketch provides a proportional relationship of such sized pools within the existing configuration of the Association property. The actual final locations and sizes of the new wading and main pools will be determined by the Board if this alternative is selected.
The New York State Department of Environmental Conservation (NYSDEC) must be contacted to determine their jurisdiction over the proposed work under Alternatives 2, 3, 4 and 5. It is possible that the NYSEDC may not have jurisdiction and therefore they could not impose constraints on the projects. A jurisdictional inquiry should be filed as soon as possible.
Any of the Alternatives could possibly incorporate the construction of a bathhouse facility. A bathhouse is required by code. However the Association can apply for a waiver from the bathhouse requirement. It is assumed, but not guaranteed, that a waiver would be granted for any Alternative that only considers the renovation or construction of a new wading pool given that the facility current operates under such a waiver. A waiver may be less likely for Alternative No. 5 that would presumably increase the user load of the facility. The location of the bathhouse and its sanitary disposal system may require the approval of the NYSDEC and will require the approval of the Suffolk County Department of Health Services waste water bureau.
V. Conclusions:
It is likely that the pool structure is reaching the end of its useful life. The Association should consider both near and long terms needs as they relate to both the swimming pool and other recreation facilities at the subject property.
The ground water conditions and proximity to the Great South Bay may limit the improvement potential. The NYSDEC should be consulted to determine the extent of their jurisdiction.
VI. Report Disclaimer:
This report contains professional opinions which have been developed based on our limited observations, readily available information and our relevant experiences. The time and cost estimates provided and conclusions reached are based on that information and experience. Our conclusions and estimates are based on incomplete data and rapidly changing economic conditions. Although we have made a good faith effort to provide unbiased accurate data, we cannot guarantee or warranty any of the estimates.
The SCDHS has recently increased their swimming pool plan review staffing levels and are reviewing plans within 2 months of receipt. Over the past several years prior to the increase the plan review time was up to 12 months. NYSDEC issues and other work that the Board may direct in conjunction with the pool could greatly increase the design and approval period.
Should you have any questions or wish to further discuss the above, please call our office.
Very truly yours,
R & W / Engineers, P.C.
Larry A. Rubinson
Larry A. Rubinson, P.E.
President
The Seaview Association of Fire Island
Wading Pool Condition Assessment Report
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