INNOVATIVE BUILDING AND ARCHITECTURE CONSULTANTS ??2016-09-162016-09-16innovative building and architecture consultants iba consultants, inc. - tampa bay 8019 34th avenue east l bradenton, florida 34211 p: 941.932.9060 l f: 941.932.9045 l september 16, 2016 mr ...

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  • I N N O V A T I V E B U I L D I N G A N D A R C H I T E C T U R E C O N S U L T A N T S

    I B A C O N S U L T A N T S , I N C . - T A M P A B A Y 8 0 1 9 3 4 T H A V E N U E E A S T l B R A D E N T O N , F L O R I D A 3 4 2 1 1

    P : 9 4 1 . 9 3 2 . 9 0 6 0 l F : 9 4 1 . 9 3 2 . 9 0 4 5 l W W W . I B A C O N S U L T A N T S . C O M

    September 16, 2016 Mr. Brian Robbins DPR Construction One N. Dale Mabry Hwy., Suite 820 Mobile Phone: 813-917-8917 Tampa, FL 33609 Email : BrianRo@dpr.com Project: Tempo at Encore

    Subject: Building Envelope Design Review Dear Mr. Robbins: IBA Consultants has performed a review of the construction documents and an assessment of the as-built conditions at the Tempo at Encore project.

    Our review and assessment is limited to the waterproofing and roofing, glass and glazing, and exterior wall components of the building envelope. The basis for our review and assessment focuses on the requirements of the Florida Building Code, 2010 edition, applicable national standards and accepted industry practices.

    References to drawings, details and specifications listed in this report are for explanation purposes only and are not intended to be the sole location for our concerns or recommendations. Further, IBAs recommendations are made for the sole discretion of our Client. IBA presents the following comments and recommendations without prejudice so that the Designer of Record can optionally include all or part of the recommendations into the project documents.

    General 1. Reference Documents: Refer to Appendix A of this report for all submitted items relevant to

    the building envelope.

    2. At the time of our review and our assessment of the as-built conditions, the installation of the building envelope components was approximately 90 percent complete.

    3. Building design pressures for the roofing and components of cladding of the subject project are included on the structural drawings, Sheet S-002, as required by the Florida Building Code (FBC).

    4. Per Sheet G001, the project is being constructed under the Florida Building Code, 2010 edition.

    5. Energy Calculations: IBA recommends a compliance report is provided for review or provide confirmation the project will comply with the prescriptive requirements of the FBC Energy Conservation Code.

    6. Specification section refers to a geotechnical report prepared by Terracon Consultants, Inc. dated November 18, 2013. The report is included in the project manual.

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  • IBA Consultants, Inc. F5851 Tempo at Encore Building Envelope Design Review Sept. 16, 2016 Page 2 of 25

    I B A C O N S U L T A N T S , I N C . - T A M P A B A Y 8 0 1 9 3 4 T H A V E N U E E A S T l B R A D E N T O N , F L O R I D A 3 4 2 1 1

    P : 9 4 1 . 9 3 2 . 9 0 6 0 l F : 9 4 1 . 9 3 2 . 9 0 4 5 l W W W . I B A C O N S U L T A N T S . C O M

    Below-grade Waterproofing 7. The first floor plan, on sheet A101, indicates three elevator pits.

    a. The elevator details on sheet A310 calls out for a waterproofing membrane as shown in the detail to the right.

    b. Waterproofing submittals -- 37, 37.01 and 37.02 -- approve the waterproofing application of Grace Bituthene 3000 Membrane for the elevator pit.

    c. The dotted line indicated in the architectural detail and the photographs provided in the submittal suggest the waterproofing is not installed at the underside of the slab in the elevator pits.

    i. Installation of the waterproofing at the underside of the slab is appropriate and applicable if hydrostatic conditions are anticipated. Per the geotechnical report noted in item 6 above, ground water is noted at nine feet below-grade. If the elevator slab is below nine feet, the waterproofing should be installed below the slab.

    ii. This Grace Bituthene 3000 is not typically used for elevator pit waterproofing but is in accordance with the specification section 07131 Self-adhered Waterproofing.

    iii. The primer required for the Grace Bituthene 3000 is not included in the approved submittal, suggesting a primer was not used in the application.

    iv. The protection board included in the approved submittal is not in compliance with the manufacturers required details or products for this application.

    v. IBA could not verify the waterproofing application at the elevator pits as they were completed prior to our assessment. The elevator pits at the time of our assessment were found to be relatively dry with no evidence of water intrusion from ground water.

    vi. IBA recommends Grace review and confirm the products used for the elevator pit waterproofing application and the as-built details are in accordance with their requirements and warranty.

    d. The Architectural Drawings, sheet A501, Waterproofing details provides the product data for Tremco Saltwater Paraseal bentonite sheet membrane for below-grade waterproofing applications but does not specify the intended use for this product. IBA recommends the Architect clarify the material application.

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  • IBA Consultants, Inc. F5851 Tempo at Encore Building Envelope Design Review Sept. 16, 2016 Page 3 of 25

    I B A C O N S U L T A N T S , I N C . - T A M P A B A Y 8 0 1 9 3 4 T H A V E N U E E A S T l B R A D E N T O N , F L O R I D A 3 4 2 1 1

    P : 9 4 1 . 9 3 2 . 9 0 6 0 l F : 9 4 1 . 9 3 2 . 9 0 4 5 l W W W . I B A C O N S U L T A N T S . C O M

    e. The geotechnical report recommends a vapor barrier be installed under the slab-on-grade on 6 inches of clean sand to provide a capillary break. No submittal was provided for this application.

    i. IBA observed a plastic sheet (vapor barrier) is installed below the slab-on-grade. This was observed at the pour-stop of the uncompleted slab-on-grade; refer to the photograph to the right.

    ii. Slab-on-grade was not completed in the SE retail area and the parking area at the time of our assessment.

    f. A vapor barrier is required at slab-on-grade; refer to wall section 1, sheet A305, and observed as noted in item e above. Specification section 03300 Cast-in-place Concrete requires a vapor retarded/barrier sheeting below the slab-on-grade but does not specify a product or define performance criteria for the material.

    8. Damp-proofing is required at the buildings perimeter, below-grade foundation walls; refer to the architectural drawing sheet A304. a. The bituminous damp-proofing indicated in Specification section 07160 is an appropriate

    product for the application. b. The bituminous damp-proofing products cannot be exposed to UV. Wall section 2 on sheet

    A305 indicates the damp-proofing is to extend above-grade, leaving it exposed to UV. c. IBA reviewed the at grade, exterior wall termination around the perimeter of the building at

    random locations. IBA noted the following items of concerns: i. The exterior sheathing and stucco on the framed wall assemblies extend down

    below-grade. This condition will cause the decay of the exterior sheathing and allow water to wick-up the sheathing. Deterioration will occur behind the stucco and more likely than not, allow water intrusion at the floor-to-slab transition. This condition does not comply with the FBC or the industry standards, such as ASTM C926 and ASTM C1063; refer to the photographs at right.

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  • IBA Consultants, Inc. F5851 Tempo at Encore Building Envelope Design Review Sept. 16, 2016 Page 4 of 25

    I B A C O N S U L T A N T S , I N C . - T A M P A B A Y 8 0 1 9 3 4 T H A V E N U E E A S T l B R A D E N T O N , F L O R I D A 3 4 2 1 1

    P : 9 4 1 . 9 3 2 . 9 0 6 0 l F : 9 4 1 . 9 3 2 . 9 0 4 5 l W W W . I B A C O N S U L T A N T S . C O M

    ii. IBA recommends:

    1- Exterior sheathing should not extend beyond the stucco finish. 2- The base of the stucco wall must have a weep screed installed. 3- Weep screed at stucco termination should occur below the wall-to-slab transition

    a minimum of 1 inch. 4- Weep screed at stucco termination should be installed a minimum of 4 inches

    above earth and 2 inches above paved areas. 5- Sealing the joint between the exterior sheathing and the slab-on-grade prior to

    the stucco application. IBA could not visually confirm this was provided at the time of our assessment.

    iii. The stucco at the CMU walls terminates below-grade and as such, does not comply with the requirements of the FBC or industry standards, as noted above.

    iv. IBA recommends the stucco termination at-grade be reviewed and corrected to comply with industry standards and to ensure a water-tight flashing detail at the slab-on-grade to wall transition. This will require the removal of the existing stucco assembly installed at the floor-to-wall transition.

    Exterior Wall Assemblies 9. Two types of wall insulation are indicated in the drawings. Batten insulation between studs in

    the framed-wall assembly and rigid insulation behind the CMU in the block wall assemblies. a. The submittals for the project received by IBA did not include product or performance

    information for the batten or rigid wall insulation. b. The specification section 07210 Building Insulation requires the batten insulation to comply

    with ASTM C665, Type III. Kraft faced batt. i. The specification has a discrepancy as the Type III insulation would be foil-faced

    batten. ii. Per the Architectural drawings, sheet G001, the building is a Type 1B construction.

    The foil-faced insulation is not typically permitted in this type of construction. Our assessment noted un-faced batt insulation.

    iii. IBA observed wetted batten insulation and drywall in the process of being removed during our assessment.

    c. Wall Type 16, sheet A701 (non-rated exterior metal stud wall) indicates 6 inch batten insulation (R-19) within the stud wall. IBA observed EcoBatt R-19 insulation on the project.

    i. Per ASHRAE, Table A9.2B, 6 inches of R19 batten insulation installed between studs at 16 inches on-center has an effective R-value of R-7.1.

    ii. Architect to confirm the required R-value for the wall assembly. Refer to item 5 above. iii. The insulation used at drywall areas that was not removed during the water

    remediation should be checked for moisture content.

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  • IBA Consultants, Inc. F5851 Tempo at Encore Building Envelope Design Review Sept. 16, 2016 Page 5 of 25

    I B A C O N S U L T A N T S , I N C . - T A M P A B A Y 8 0 1 9 3 4 T H A V E N U E E A S T l B R A D E N T O N , F L O R I D A 3 4 2 1 1

    P : 9 4 1 . 9 3 2 . 9 0 6 0 l F : 9 4 1 . 9 3 2 . 9 0 4 5 l W W W . I B A C O N S U L T A N T S . C O M

    d. Specification section 07210 Building Insulation defines the basis-of-design for the ridged insulation as Dow Corning Thermax or Styrofoam brand Walmate.

    i. Both of these products are considered impermeable. ii. IBA does not recommend impermeable wall components in warm-humid climates.

    Instead, IBA recommends permeable products (perm ratings greater than 10). iii. IBA observed the use of the Dow insulation board at one location on floor seven,

    southeast corner. The insulation is exposed. The wall consists of CMU with metal-stud framing to the interior. The metal studs have batten insulation installed against the CMU with Dow Thermax installed on the interior side of the wall assembly; refer to the photo to the right.

    iv. This wall assembly has a non-permeable vapor barrier (Dow Thermax) on the interior side of the wall assembly. As noted above, this is not recommended and will more likely than not allow the development of condensation within the wall assembly.

    v. IBA recommends a hygrothermal analysis be performed on the wall assembly to evaluate the potential for condensation within the wall assembly.

    e. IBA noted random exterior wall locations that have no evidence of insulation within the wall cavity. This was confirmed through holes in the drywall, electrical outlets and uncompleted window returns; refer to photographs below.

    f. After the damaged drywall and insulation has been removed, and prior to any replacement, IBA recommends the following be performed but not limited to:

    i. Determine the required R-value for the exterior wall assemblies. Refer to Item 5 above.

    ii. Perform a complete survey of all remaining exterior walls to determine the components of the wall assembly, specifically insulation used within the wall assembly. This survey may require some deconstruction; such as probing or cutting through the interior drywall.

    iii. Confirm if the existing insulation meets the required R- values at all locations.

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  • IBA Consultants, Inc. F5851 Tempo at Encore Building Envelope Design Review Sept. 16, 2016 Page 6 of 25

    I B A C O N S U L T A N T S , I N C . - T A M P A B A Y 8 0 1 9 3 4 T H A V E N U E E A S T l B R A D E N T O N , F L O R I D A 3 4 2 1 1

    P : 9 4 1 . 9 3 2 . 9 0 6 0 l F : 9 4 1 . 9 3 2 . 9 0 4 5 l W W W . I B A C O N S U L T A N T S . C O M

    iv. Perform a hygrothermal analysis of the wall assembly to evaluate the potential for condensation within the wall assembly using the non-permeable vapor barrier.

    v. Upon completion of the above items, a course of action can be created for installing insulation at the uncompleted or deconstructed exterior wall assemblies as well as creating a course of action for addressing any issues with the existing wall assemblies.

    10. Exterior sheathing: No specification section is included in the project manual for the exterior sheathing. a. IBA observed the use of Continental brand exterior sheathing used on the project. This is not

    in compliance with the stucco submittal 56, which identifies Gold Bond brand EXP Extended exposure sheathing.

    b. Wall sections on the south elevation will have the exterior sheathing exposed to weather for an extended period of time as the stucco is was completed prior to the stop of construction. IBA recommends these walls be evaluated by the manufacturer to determine if the exterior sheathing requires replacement due to the amount of moisture and rain exposure over the past few months.

    11. Stucco: Specification section 09220 Portland Cement Stucco is included in the project manual but does not address application over framed-wall assemblies, as indicated in the architectural drawings. a. The drawings appropriately identify 5/8 inch stucco over masonry assemblies. b. The details on the architectural drawings appropriately identify 7/8 inch stucco -- over wire

    lath -- on the framed wall assemblies. i. One layer of building paper is indicated on the details for application over exterior

    sheathing. ii. The FBC states: Where stucco is to be applied to lath over frame construction,

    measures shall be taken to prevent bonding between the cement plaster and the...

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