Better Building Performance – Constructability through Collaboration
Often in the construction industry, design conditions exist that stretch and sometimes exceed the bounds of achievement. Although macro items tend to be more easily identified and well vetted in design, it’s the micro elements that consistently plague the construction process and potentially wreak havoc for the project delivery team. It is the responsibility of the team to expeditiously identify these pinch-points and problem-solve to avoid performance detriments that may include water leakage, air infiltration/exfiltration, and/or thermal losses while minimizing impact to schedule and budget.
The quality of the solutions presented, and the manner in which they are executed is rooted in collaboration that is sourced by the diverse backgrounds of experience of the project team members, which can include the designer, enclosure consultant, specialty contractor, manufacturing representative, general contractor, and building owner. Each members perspective is valuable, but effective communication and buy-in from the project team is paramount to realize success.
The 2019 RCI Region V Meeting presents case studies of issues in the building enclosure/envelope community encountered during design, construction, investigation, manufacturing, code development, and/or testing that address constructability through collaboration and result in effective building enclosure systems and performance.
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The in-situ performance of building enclosures can remain inferior to intended criteria due to inadequate detailing and incomplete specifications during the design phase, variation of installation methods and imperfect jobsite conditions, insufficient communication and collaboration between project team members, and unrealistic construction scheduling, among other issues. Although project documents often clearly define performance requirements for individual building enclosure components, considerations of interface details often remain underdeveloped. These interface details often cannot be fully designed until subcontractors are selected, manufacturers and products are evaluated, and shop drawings are prepared. Coordination is typically left to the general contractor with respect to sequencing issues, means and methods, material compatibility concerns, etc. The continued and accelerating use of delegated design make timing of coordination tasks more difficult. Ample opportunities exist to improve construction processes and validation procedures by effectively coordinating and collaborating throughout the construction project life cycle.
Learning Objectives:
Patrick Reicher, REWC, REWO, S.E., CCS, CCCA – Raths, Raths & Johnson, Inc. – Willowbrook, IL Mr. Reicher is an associate principal with Raths, Raths & Johnson, Inc. He is a licensed structural engineer in the State of Illinois with considerable experience in forensic investigation, evaluation, and repair design of existing building enclosures, as well as building enclosure consulting and commissioning for new construction projects. He is also a Registered Exterior Wall Consultant (REWC), Registered Exterior Wall Observer (REWO), Certified Construction Specifier (CCS), and Certified Construction Contract Administrator (CCCA). He currently serves on several committees and task forces for RCI Inc. (RCI), the Chicago Area Chapter of RCI (CAC-RCI), and the American Architectural Manufacturers Association (AAMA).
While typical conditions of exterior enclosure systems are generally well marketed, documented, tested, and assembled, atypical conditions, inherent to every project, are often overlooked, underdeveloped, and the cause of weaknesses in performance.
This presentation will explore the challenges on air-and water-tightness, thermal continuity, constructability, and accountability caused by changes in geometry, materials, systems, and gaps in scope allocation using completed interface examples.
Using at-grade, in-plane, overhead and parapet transition details as a baseline, the importance of careful interface detailing for high-performance envelopes and the responsibility of the architect in this process will be discussed.
Alex Korter, AIA, RIBA, LEED AP BD+C – CO Architects – Los Angeles, CA Since graduating from the Glasgow School of Art, Mr. Korter’s architectural experience in both Europe and the United States encompasses the design and technical coordination of academic, healthcare, civic, and commercial projects varying in size and complexity. Alex holds special interest in developing innovative exterior envelope systems and making environmental, economic, social and functional sustainable design a fundamental part of projects in order to ensure their success over time. Alex is currently project architect on the 140,000-sf new Student Services and Administration building on the California State University Pomona Campus, a project that brings together centralized student support functions with administrative and executive leadership components of the university. He is also project architect on the 220,000-sf new Health Sciences Innovation Building for the University of Arizona and is leading CO Architects’ building Facades Group.
Kevin Kavanagh, AIA– Vidaris, Inc. – Los Angeles, CA Mr. Kavanagh is an architect specializing in the design and construction of building envelopes. As director of the southwest region, he leads Vidaris’ growth opportunities for the West Coast, with an initial focus on California. Kevin has experience working across numerous project types, including healthcare, residential, commercial and institutional. His extensive experience includes a variety of building envelope assemblies for new construction, landmark restoration, reclad/overclad and specialty structures. He has assisted numerous project teams and worked closely on complex façades with many internationally recognized architects such as Pelli Clark Pelli, Foster and Partners, Murphy Jahn, Studio Libeskind, Gensler, SOM and many others. Mr. Kavanagh’s career in the AEC industry spans over 20 years. Originally joining a predecessor of Vidaris, Israel Berger & Associates (IBA), in 1998, he then continued his career progression to work as an architect in Southern California in 2008 for CO Architects, where he was a leader of their façade design team before returning to work at Vidaris. Kavanagh received his Bachelor of Architecture degree from The Cooper Union for the Advancement of Science and Art in 1995.
Using collaboration tools and processes, DPR Construction and trade partners have established key guidelines for the successful installation of roofing and waterproofing. Setting design acceptance criteria early in preconstruction has helped to identify requirements at design and ultimately at mock-up and installation milestones. Establishing defining features of work with all stakeholders helps the team plan and execute the installation. Using BIM, DPR Construction has defined critical areas of coordination, including roofing and flashing, rooftop equipment, and equipment pads. This presentation will give case studies and outline guidelines and technologies DPR uses for successful install of roofing and waterproofing systems.
Ali Sabbagh– DPR Construction – San Francisco, CA
Mr. Sabbah brings 20 years of experience as a superintendent at DPR Construction. He worked his way up through the ranks as a union rodbuster, establishing a strong foundation for managing the technical and field aspects of construction. He has been instrumental in the success of DPR’s largest and most complex projects and brings specialized experience in roofing and waterproofing scopes. He’s a co-creator of the DPR internal Introduction to Exterior Skin class, which is taught nationwide.
Claire Stein, AIA– DPR Construction – San Francisco, CA Ms. Stein brings 15 years of experience as a project manager at DPR Construction. With a background in architecture and strong technical construction experience, she has been instrumental in the success of roofing and waterproofing on projects for DPR in the Bay Area, including three ground-up hospitals. Clair is a co-creator of the DPR internal “Introduction to Exterior Skin” nationwide class. She holds a BA in architecture from University of California at Berkeley and a MS in construction engineering and management from Stanford University.
There’s a good chance many IIBEC members have experience with code hearings where they have left frustrated. So has Mr. Schaber. Recently, a diverse group of concerned organizations in Oregon rose to defeat a proposed code amendment that would have only benefited a few roofing manufacturers. It’s amazing how much you learn when you go on a quest for facts about the issue at hand.
In this case, a group of manufacturers, working through the Global Cool Cities Alliance, applied to the State of Oregon Building Codes Agency to make cool roofs mandatory on air-conditioned buildings in Western Oregon. This group of manufacturers sponsored an alliance to promote the growth of cool roof sales under the guise of energy and environmental benefits that would result in roofs that would pay for themselves. Unfortunately for them, the out-of-town alliance didn’t make it out to Oregon to do any research to back up their claims.
What worked in opposition of this proposed amendment was the diversity and breadth of the participants. There were taxpayers (thanks to encouragement from BOMA); a spokesman from The Oregon Confederation of School Administrators, (OCSA), who spoke on behalf of school associations for business managers, facilities managers and school board members; National, Western, and Portland Roofers Associations; two multiproduct roofing manufacturers; and the Portland Chapter of the IIBEC all assembled to fight the change. After this team was organized, they were fine-tuned by Ellen Thorp of the ERA and Mike Fischer of ARMA. The coalition fought poorly implemented computer simulations with in-field experience and speculation with facts. The result was multiple advocate groups working for the benefit of all – an exciting concept and a model for future situations that can empower the roofing industry as a whole.
Keith Schaber – Schaber Roof Consultants, Inc. – West Linn, OR Mr. Schaber’s roofing career began in 1970 and has included being a roofer, estimator, sales rep, and manager of a roofing distribution company. He has been an independent roofing consultant since 1987. Keith served on the formerly RCI Board of Directors (now IIBEC) for two and a half terms, and has taught classes for RCI, Portland Roofing Contractors Association, and Western States Roofing Contractors Association. His multiple presentations have included bodies such as The Oregon Building Officials Association, Oregon School Facilities Managers Association, Construction Specifications Institute, and other organizations. He is a past contributor to Western Roofing.
The roof meets the wall at the intersection of design aesthetics, functionality, durability, construction sequencing, and maintenance. Each of these perspectives have champions- often with competing interests, that can significantly influence the success of this critical interface. Proper alignment, detailing, coordination and execution are paramount. Continuity of moisture, air, vapor and thermal layers are necessary for long-term performance and require project-specific detailing.
There will be a review of a variety of building types, discussing the continuity of detailing required to manage moisture, air, vapor and thermal performance, as well as wind resistance requirements at the critical wall-to-roof interface. Code requirements and how to achieve compliance through design will be discussed. This session will provide guidelines to successfully navigate these often competing interests and provide strategies for achievable performance through design and specification without compromising the aesthetics with distracting details over the edge of the roof. Detail examples that gracefully and not-so-gracefully blend together to form and function at various roof-to-wall interfaces, will be reviewed, identify variations to account for constructability, various trades, and construction phase sequencing. Lastly, methods will be provided to integrate the project team throughout the process to elevate the probability of success and minimize construction phase changes.
Jennifer Keegan, AIA – GAF Materials Corp. – Parsippany, NJ Ms. Keegan is the Director of Building & Roofing Science for GAF. This position is focused on the relationships between individual roofing materials and the overall roof system and building envelope performance. Jennifer has over 20 years of experience as a building enclosure consultant specializing in assessment, design and remediation of building enclosure systems. Her experience ranges from design assist efforts, to forensic investigations, litigation support, and repair design. Jennifer provides technical leadership within the industry as the Chair of the ASTM D08.22 Roofing and Waterproofing Subcommittee; and as an advocate for women within the industry as the educational chair for National Women in Roofing and a board member of Women in Construction.
Tracy Myers, RRO, AIA, LEED AP– GAF Materials Corp. – Parsippany, NJ Ms. Myers is a building and roofing science architect for GAF, with over 25 years of broad experience in architectural design, building envelope forensic investigation, peer review and quality assurance, building codes, and roofing design and investigation. She has provided sworn testimony related to architectural issues, including standard of care, roofing, waterproofing and general construction. Tracy has been design professional of record on repair and reconstruction projects and is a member of ASTM committees D08 – Roofing and Waterproofing, C16 – Thermal Insulation and E06 – Performance of Buildings. She is a California-licensed general contractor, Registered Roof Observer, LEED AP, and is NCARB certified.
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