Sandpiper Condominium Fenestration Replacement

Title: Sandpiper Condominium Fenestration Replacement

Award Category: Exterior Wall

Project Address/Location

6745 Seacomber Drive
Suite 201
Port Aransas, Texas 78373
United States

Submitted By: Erik Murray

Company Info

Wiss, Janney, Elstner Associates, Inc.

711 Navarro Suite 750

San Antonio, Texas 78205
United States

2103035366

[email protected]

Project Description and Background: The Sandpiper is a condominium located on the beach in Port Aransas, Texas. The structure is comprised of a reinforced concrete frame and is clad with a brick facade. It includes a ground floor with various communal spaces and twelve floors of condominium units above. All units have balconies and sliding glass doors on the east face (beach side) with a few also on the west face (bay side). Many of the doors and windows throughout the building experienced significant water intrusion during any every rain event with especially large volumes of water entering the building in wind-driven rain events.

Scope: WJE was engaged by the Sandpiper Condominium Association to serve as the engineer of record for the replacement of all original windows and sliding glass doors (1980s vintage) throughout the property with new insulated glass fenestrations. Existing fenestrations resulted in significant leaks during any rain event, so proper integration of new fenestrations into the existing construction was of the utmost importance to the client. Prior to developing construction documents WJE conducted diagnostic testing of the existing fenestrations in accordance with ASTM E1105 to determine leakage patterns so that repairs could be developed for the specific types of leaks the building was experiencing. WJE also helped the Owner manage construction throughout the duration of the project as the building remained occupied throughout constructions and included widespread fenestration performance testing in accordance with ASTM E1105.

Solution: WJE conducted an assessment of the existing construction around fenestration openings to develop design and performance specifications for the replacement of all original doors and windows with new insulated fenestrations. WJE also assisted Sandpiper Condominium Association during the bidding phase of the project and helped select a contractor to perform the work. As the Engineer of Record for the fenestration replacement, WJE worked hand-in-hand with Sandpiper Condominium Association to ensure the design and performance specifications resulted in a product and installation that was resistant to water penetration, compliant with all windstorm and hurricane related requirements, and that all new fenestrations met the clients desired aesthetic. Throughout the duration of the project, WJE provided the following construction administration services: review of submittals, shop drawings, mock-ups, RFIs, attendance at weekly coordination meetings, and routine construction observations. Lastly, WJE conducted quality assurance ASTM E1105 water testing on all units where windows and/or doors had been previously replaced, as well as thirty additional units that had doors/windows replaced as part of this project.

Value: Before any fenestration replacement began, WJE assisted the Owner with review bid submissions from six different contractors and helped eliminate those that did not demonstrate an adequate understating of the importance of properly integrating new fenestration into an existing air/water barrier. WJE then helped the Owner interview a reduced pool of contractors to select the one who offered the best value on the project. Because of its prime beach location, the Sandpiper Condominium is full of vacation rental units. This rental income is critical to the facility’s operations, so maintaining the project schedule and minimizing lost rental income was crucial. As with all renovation projects, unforeseen conditions are uncovered throughout the project that require the design team and the contractor to adjust their original plans to account for issues that were unknown at the beginning of the project. Typically, project schedules must be lengthened to account for these changes. In this case, WJE was able to work with the contractor, Timekey Glazing, each time unforeseen conditions were uncovered to adjust construction details and keep the original schedule. Of particular importance was the development of new details for integrating new fenestrations into the existing air/water barrier. These new details allowed for the fenestrations to be properly tied into the existing air/water barrier behind the brick facade without removing brick. The effectiveness of this new approach was measured by testing the fenestration and its integration into the existing air/water barrier in accordance with ASTM E1105 - Standard Test method for Field Determination of Water Penetration of Installed Exterior Windows, Skylights, Doors, and Curtain Walls, by Uniform or Cyclic Static Air Pressure Difference. During the fenestration replacement, it became apparent that to further improve the building’s resistance to water intrusion, the existing pedestrian traffic coatings on all balconies and walkways needed to be replaced. WJE was able to assess the existing coatings and develop construction documents for their replacement while the fenestration replacement project was ongoing. The waterproofing membrane included in the pedestrian traffic coating system had to be integrated into the perimeter sealant bead at the door/windowsills to ensure no vulnerabilities existed between these two newly installed enclosure systems. WJE’s value on this project can be summed up as follows: • Provided timely updates to design documents to account for unforeseen conditions • Provided the owner with some assurance of the building’s ability to resist water penetration at newly installed fenestrations and pedestrian traffic coating systems by making routine visits during construction to ensure quality installation and integration of the new traffic coating system and fenestrations. • Provided further assurance to the Owner that newly installed fenestrations would resist moisture intrusion from wind-driven rain by testing 30% of the installed fenestration in accordance with ASTM E1105. • Provided further assurance to the Owner that newly installed pedestrian traffic coatings are well adhered to the concrete balconies/walkways by conducting adhesion tests in accordance with ASTM D7234 – Standard Test Method for Pull-Off Strength of Coatings on Concrete Using Portable Pull-Off Adhesion Testers.

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