The Residences at Terrell Place

The Residences at Terrell Place

The Residences at Terrell Place Condominium
Washington, DC

Building Usage: Mixed-use Occupied Retail and Condominium

Number of Stories: 4 to 10 stories above grade, 2 below-grade

Number of Buildings:  Two buildings: one four-story masonry and wood-framed row-house and one concrete framed 10-story structure

Construction Contract Value: $180,000 (approximate)

Type of Work: Miscellaneous roof and curtain wall repairs; masonry façade and flashing repairs; masonry repointing; wood cornice stabilization and reinforcement repairs; and waterproofing of below grade tunnel area located below and underground PEPCO vault and adjacent to below a grade garage.

SRG’s Role: SRG was retained to assist with the remedial work identified in a transition study along with the associated negotiations with the developer.  Work included documentation of structural and waterproofing (building envelope) deficiencies.  SRG developed a design package to address various leak/waterproofing and building envelope related conditions.  Services also included bidding and construction observation and contract administration.  During the course of the work SRG provided consultation services relative to a tunnel leak where a new section of the Condominium building meets up with the adjacent structure.  During the course of the work it was discovered that the historic wood cornice at the row-house was displaced.  SRG worked with a Contractor to restore the cornice to its original position and reinforce the cornice construction/assembly.  The project involved three (3) specialized contractors to address various aspects of the work.    This project required a high level of collaboration and coordination with Owner, building occupants, SRG, and the Contractors.

Blair Heights Apartments

Blair Heights Apartments

Blair Heights Apartments
Silver Spring, MD

Building Usage: New Construction-Apartment Building

Number of Stories: 9 stories

Construction Contract Value: $25 Million (approximate)

Type of Work: Design review and consulting as well as construction observation services related to the building envelope design. The building utilized a drained masonry cladding system that incorporated one of the first exterior insulation (EI) systems constructed in the Metropolitan Washington area. The building was constructed with a “bathtub” type below grade waterproofing system which utilized a bentonite waterproofing system.

SRG’s Role: SRG was retained by the developer to review the original architectural design documents and provide comments relative to the detailing and design intent. The purpose of our work was to assist the Architect of Record with refining the detailing in order to provide a level of assurance to the developer, their investors, and financial institutions that the exterior envelope design (foundations, exterior walls, roofing, plazas etc.) will be responsive to the management of water to the exterior of the building as intended.  As part of our work SRG provided comments relative to the design documents and available details, along with recommendations for the architect’s consideration regarding additional detailing that would be helpful to refine and clarify the design intent. SRG also attended progress meetings and reviewed the field installed mock-up panels and provided comments relative to anomalies in the installation work. During construction, SRG performed periodic site visits to confirm the field installed construction was in general conformance with the design.

Ponte Vista Condominium-Coastal

Ponte Vista Condominium-Coastal

Ponte Vista Condominium-Coastal
735 Bradley Road
Ocean City, MD

Building Usage: Occupied Condominium Building

Number of Stories: 5

Number of Units:

Construction Contract Value: 140, 000.00

Type of Work: Repair to deteriorated stucco façade, façade coating, precast concrete balcony and walkway repairs and application of a traffic bearing coatings to the balconies and walkways. Window replacement work was also incorporated into the project.

SRG’s Role: SRG was retained to investigate the severely deteriorated and actively leaking building envelope as well as the balconies, roofing, sundeck area, public walkways and stair wells. SRG then developed a remedial design package that was competitively bid. SRG assisted the owner in the contract negotiation phase and then performed construction observation and contract administration services during the construction phase of the work.

Orion Condominium

Orion Condominium

Orion Condominium
Washington, DC

Building Usage: New Condominium Building

Number of Stories: Four (4) stories

Type of Work: The construction of a new 4-story condominium building, utilizing wood framing, OSB sheathing, a weather barrier constructed using a building wrap system, and an EPDM membrane and a green roofing system.

SRG’s Role: SRG was retained by the Developer as the building envelope consultant. SRG reviewed the design package and provided consulting services regarding specific detailing elements to address critical water management areas with the envelope system. The critical areas of concern included balcony doors, windows, and the main roof system. Furthermore, SRG performed site visits to visually spot check the Contractor’s work and perform validation testing of the building envelope components. SRG identified deficiencies in the installation work and provided general recommendations to the Developer and Architect of Record for their consideration in taking corrective action when defects where identified.

Braddock Apartments

Braddock Apartments

Braddock Apartments
Alexandria, VA

Building Usage: New Residential Apartment Building

Number of Stories: Seven (7) stories

Construction Contract Value: $12 million

Type of Work: The construction of a new 7-story apartment building, utilizing a post-tensioned cast-in-place concrete structure, gypsum sheathing, weather barrier constructed using a building wrap system, hot rubberized asphalt plaza and terrace waterproofing and a PVC membrane roofing system.

SRG’s Role: SRG was retained by the Developer as the building envelope consultant. SRG reviewed the design drawings and specifications and provided consulting services regarding specific detailing and system integration elements to address critical water management areas with the building envelope system including the roofs, terraces, exterior walls and foundation waterproofing. SRG worked with the General Contractor and subcontractors during the multi-phase mock-up construction. SRG also performed site visits on a periodic basis to visually spot check the Contractor’s work and perform validation testing of the building envelope components. SRG identified deficiencies in the installation work and provided general recommendations to the Developer and Architect of Record for their consideration in taking corrective action when defects where identified.

Bartonwood Condominium

Bartonwood Condominium

Bartonwood Condominium
Baltimore, MD

Building Usage: Two (2) Occupied Condominium Buildings

Number of Stories: Five (5) and six (6) stories

Construction Contract Value: $737,698

Type of Work: Application of façade coating, installation of new sealants at building joints and window perimeters, installation of roof parapet flashing, installation of lobby skylight perimeter flashings, application of balcony coatings, and consultation regarding condensation conditions and solarium window leaks.

SRG’s Role: SRG was retained to investigate widespread leak conditions above and adjacent to windows and in the building lobbies.  SRG performed evaluation of the existing construction and water testing of various areas to determine the conditions contributing to the ongoing leaks.  The original wall construction lacked a properly constructed masonry facade with a drainage cavity so SRG developed a rain screen cladding design and a topical coating remedial approach and rough budget cost projections for the two (2) scenarios.   The Owner selected the remedial program utilizing the topical coating and flashing approach and a design was rendered by SRG.  SRG provided bidding services and associated construction observation and contract administration services.

Harbor View

Harbor View

Harbor View Condominium
Baltimore, MD

Building Usage: High Rise Condominium Building

Number of Stories: 20 plus stories

Type of Work: Complete replacement of severely deteriorated exterior steel stair cooling tower support framing. SRG performed an analysis and design of the new support framing as well as modifications to two (2) other mechanical support platforms as part of a mechanical renovation.

SRG’s Role: SRG was retained to perform a field survey of the as-built construction, review the original construction documents and devise a remedial plan to repair or replace the existing support framing. SRG then developed repair design documents for use in soliciting competitive bids. This project was also complicated by the height of the structure and how it is surrounded on three (3) sides by the Baltimore Harbor. This required that the design include provisions for the old framing to be removed and the new platform framing be erected by way of a helicopter.

Four Winds

Four Winds

Four Winds Condominium
Arlington, VA

Building Usage: Eight (8) Occupied Condominium Buildings

Number of Stories: Three (3) to four (4) stories

Construction Contract Value: $3 Million

Type of Work: Complete replacement of severely deteriorated exterior steel stair structures and replacement of balcony structural steel corner columns.

SRG’s Role: SRG was retained to investigate the extensive deterioration to the existing steel stair steel structures and balcony steel corner columns. It was determined that the level of deterioration SRG encountered could not be repaired in a cost effective manner and therefore required replacement of the entire stair assembly at twelve stair tower locations. SRG developed a remedial design package for the replacement of these critical structures and the package was competitively bid. SRG assisted the Owner in the contract negotiation phase as well as performed the construction observation and contract administration services during the construction phase of work. SRG also served as the Structural Engineer of Record on this project.

Fort Ellsworth

Fort Ellsworth Condominium

Foundation Underpinning and Building Envelope Evaluation and Repair

Fort Ellsworth Condominium:
Alexandria, Va.

Building Usage: Five (5) Stand-alone Occupied Residential Condominium Buildings

Number of Stories: 4 stories

Construction Contract Value: $1 Million (approximate)

Type of Work: The structural work included the installation of helical piers to underpin the existing foundations, installation of mechanical connections to develop a diaphragm at each floor line and the engagement of the floor system to the walls. The exterior and interior masonry bearing walls required reconstruction or repair at numerous locations throughout the building. Subsurface and grade level drainage amendments were also developed to help manage surface water at the building’s perimeter. Concrete caisson’s were augured into the embankment behind the building to stabilize the slope upon which the building was founded.

SRG’s Role: During the course of our engagement with this property which has spanned over 14 years, SRG has been involved on several projects at the property. The most significant involved the investigation and remedial design of a foundation stabilization program to prevent collapse of a four story structure. SRG was initially retained to investigate unstable masonry walls (displaced/bulged) visible in the rear of the building. The buildings utilize masonry bearing walls with pre-cast pre-stressed hollow core floor planks and metal and wood roof trusses. The services of a Geotechnical consultant were also required to perform a subsurface assessment while SRG performed a detailed investigation of the above ground portions of the structure. The findings from these two investigations revealed that the building was unstable and the foundations were experiencing both a slope failure as well as a marine clay related shrink-swell issue. These combined issues required that the residents of the subject building be relocated to other housing while the structural repairs were undertaken.  SRG provided bidding services and served as the Engineer of Record and Special Inspector as required by the City during the various construction phases.

Westmorland Terrace Condominium

Westmorland Terrace Condominium

Westmorland Terrace Condominium
Washington, DC

Building Usage: Garden Styles Occupied Condominium Buildings

Number of Stories: Four (4) to six (6) Stories

Type of Work: The work involved removal and replacement of existing roof systems that had reached the end of their service life.

SRG’s Role: SRG was retained to investigate persistent roof leaks that were occurring at several of the ten (10) buildings and develop a design package for the removal and replacement of the existing roofing systems. This package was competitively bid and SRG assisted the Owner in the contract negotiation, as well as performed construction observation and contract administration services during the construction phase. The work has been ongoing since 2008 and the Owner has successfully replaced five (5) roofs under this program.

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