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The Watergate Complex Plaza Repairs

The Watergate Complex in Washington, DC includes a hotel, office building, condominiums, and retail.  SK&A’s Repair & Restoration Division provided repairs to the office building’s B-2 level retail plaza area and B-3 level parking garage directly beneath the plaza.  The B-2 level retail plaza area is leased by Penzance and the B-3 level below is owned by Watergate East, Inc. and consists of residential parking, tenant storage rooms, various hallways, and mechanical rooms.

The original waterproofing on the structural slab located below the exterior plaza topping slab is a continuous coal tar fluid-applied waterproofing system, which at the time of the repair was approximately 43 years in age.  Over the years, the original waterproofing has been exposed in isolated areas throughout the plaza, and removed and replaced with either sheet membranes or hot fluid-applied rubberized asphalt systems.

In 2012, SK&A provided construction documents and specifications related to the concrete repairs and waterproofing design for the B-2 level retail plaza and B-3 level garage.  The work was performed from December 2012 to May of 2013 and consisted of the removal and replacement of the exposed aggregate topping slab located throughout the B-2 level plaza within the retail mall area.  Once the topping was removed, the existing waterproofing was removed and replaced and concrete repairs were also performed to the underlying waffle slab.  An existing two to four inch thick decorative concrete topping was replaced in the center of the plaza with a new black, gray, and white alternating colored Miracote coating.  New waterproofing details were provided at drains and along the plaza perimeter in order to provide tie-ins and terminations, as well as to aide in drainage of the plaza.  The repairs involved daily coordination between the contractor and management in order to complete the work and maintain daily access to each individual retail store impacted by the work.
 

Crystal Square Complex Parking Garage Repairs

The Crystal Square Complex in Arlington, Virginia consists of four office buildings and an apartment building bordered by Crystal Drive, 18th Street, 15th Street, and Jefferson Davis Highway in Crystal City.  The five high-rise structures sit atop three levels of subterranean parking used by the residential and commercial entities.  The upper two tiers of parking (G-2 and G-3 Levels) consists of one-way joist slab, flat slab construction, and post-tensioned normal weight concrete slabs with the lowest level (G-4) being a slab-on-grade.

SK&A performed a phased comprehensive condition appraisal of the garage complex that included a delamination survey and preparation of repair budget estimates.  Upon completion of each phase of the garage assessment, SK&A prepared repair construction documents pursuant to the cost budget and scope of repairs authorized by the owner.  SK&A’s construction documents detailed the requirements for the phasing of each of the five building garage sections, and for constructing the structural, MEP, architectural, and waterproofing repairs to the garage.  The documents consisted of drawings and specifications that included the quality level of materials and systems required for the repair program.  Bids were solicited on the Owner’s behalf and SK&A reviewed the received bids and provided recommendations for an award.
 

Transpotomac Canal Center Plaza, Garage, and Canal Lock Assessment and Renovations

SK&A was authorized by American Real Estate Partners (AREP) to proceed with an observation of the building structure, plaza, canal lock, and subterranean parking facility of the buildings comprising the Transpotomac Canal Center at 1119 North Fairfax Drive in Alexandria, VA.  The site contains four 10-story, Class-A office buildings, constructed in 1986, and originally designed by SK&A.  The survey performed by SK&A was limited to the structural features, waterproofing materials, the historic mouth fountain and canal lock, and architectural construction features.  Items related to civil engineering, ADA compliance, and mechanical, electrical & plumbing (MEP) infrastructure were evaluated by consultants under contract with the owner.

Based upon our visual observations and assessment, we found the building structure to be in good condition while the parking decks and plaza wearing surface are undergoing moderate to severe physical distress.  The major problem conditions noted during the survey areas are follows: water infiltration into the below grade structure, water infiltration through the plaza roof, leaks into the garage through the historic mouth fountain, seepage of ground water through the mat foundation slab, and extensive spalling of concrete in the parking deck slabs.  The observed deficiencies posed an imminent threat to the safe operations of the facility.  As such, the owners implemented SK&A’s recommendation, which is to move forward with a comprehensive plaza and parking garage restoration project beginning in year one of a ten year deferred maintenance program developed by SK&A.  

With respect to the garage and Canal Lock repair program, SK&A was the sole consultant spearheading the design, bidding, and construction administration efforts.  SK&A provided waterproofing and structural design services needed to restore the structural integrity of the parking facility.  The design featured the removal of all deteriorated concrete, corrosion inhibiting treatment, replacing expansion joint seals, and application of traffic membrane over the suspended parking decks.  Leaking cracks in the exterior foundation walls were injected with a hydrophilic grout and sealed from the interior.
 

Inglewood Portfolio Roof Replacement Projects

SK&A provided roof replacement services for the Inglewood Portfolio in Largo, MD.  The portfolio consists of five commercial office buildings located at 9200 Basil Court, 1801 McCormick Drive, 9301 Peppercorn Place, 1441 McCormick Drive, and 1221 Caraway Court.  The buildings range from one to five stories with structural steel framing and exterior masonry façades.  Roof replacements and modifications were made to all four buildings, as follows:

  • The 9200 Basil Court building consists of three roof levels on the third floor, upper penthouse roof, and main roof.  The existing roof type was ballasted EPDM, which was converted to EnergyStar Thermoplastic Polyolefin (TPO).  Replacements were made to the expansion joint, skylight, smoke hatch, and roof anchor. 
  • The 1801 McCormick Drive building had four roof levels on the second floor, fourth floor terrace, main roof, and upper penthouse roof.  The existing roof type was built-up hot mopped asphalt, which was converted to EnergyStar modified bitumen.  Replacements were made to the expansion joint, skylight, smoke hatch, roof anchor, steel catwalk bridge over MEP lines, and steel safety railing.
  • The 9301 Peppercorn Place building had a single flat roof consisting of built-up hot mopped asphalt, which was converted to EnergyStar modified bitumen.  Replacements were made to the expansion joint, skylight, smoke hatch, as well as the roof over the abandoned skylights. 
  • The 1441 McCormick Drive and 1221 Caraway Court buildings had a single flat roof consisting of ballasted EPDM, which was converted to EnergyStar TPO.  Replacements were also made to the expansion joint, skylight, smoke hatch, and the roof over the abandoned skylight.

3100 Clarendon Boulevard Building Modifications

Built in 1985-1986, the 14-story, 260,042 sf office building at 3100 Clarendon Boulevard, across from the Clarendon Metro plaza, underwent an extensive interior and exterior renovation in February 2014. SK&A’s Repair & Restoration Division provided repairs to the existing building’s main façade and various structural slabs, and designed the new monumental stairs.

The façade repairs consisted of the removal and replacement of the existing stone cladding on all four sides of the building with new aluminum glass cladding. SK&A provided deflection, load, and design criteria for the support system of the new cladding. Existing structural slabs were extended on the east side of the ground floor and second floor level. SK&A also designed new cutouts for two new elevators at the center and west sections of the building. In addition, a new steel dunnage was designed to install mechanical equipment on the third floor plaza and penthouse roof.

The lobby area renovations included a new second floor level and monumental stairs. The steel and glass stairs were a challenge to install due to the sharp angle of the stairs. One set of stairs connects the ground level to the Metro level and another set of stairs connects the ground level to the second floor level.

The project was awarded the Juror’s Citation in Commercial Interiors at the 2016 Design Awards presented by the AIA Northern Virginia Chapter.

600 Massachusetts Avenue, NW

Located adjacent to the Washington Convention Center and close to Chinatown, SK&A recently completed structural design services for this new 12-story, concrete-framed Class “A” commercial office building.  Currently under construction, the structure includes 401,000 gsf of above-grade space, plus an additional 44,000 gsf of space on a below-grade concourse.  Parking is provided on three below-grade levels and totals approximately 132,500 gsf.  The project also required the relocation and restoration of two historic townhouses as additional office space. 

The building’s exterior facade incorporates natural stone, brick, and metal paneling along the glass curtain wall system.  Perimeter columns are spaced 30 feet apart for maximum openness and space.  Additional features include a light-filled lobby with stone flooring, wood and stone walls, and a water feature; floor plates with slab-to-slab heights of at least 11 feet; private balconies on five floors; and a rooftop terrace with an outdoor conference area.

ADA University North Campus School of Humanities & Sciences

SK&A is providing structural engineering services for a new three-story academic building to serve as the new School of Humanities & Sciences facility of the ADA University’s North Campus in Baku, Azerbaijan.  The facility will contain classrooms, seminar areas, student and faculty collaboration spaces, administrative/faculty offices, and circulation spaces.  The building will also have a partial basement level for locker rooms and storage space.

The building’s design utilities materials such as glass, copper, and limestone.  The northwest elevation will contain a copper screen wall with a garden-like façade as well as a south facing glass wall with an exterior solar screen.  

Founder's Square Office Building (675 Randolph Street)

This 13-story, 353,000 sf Class "A" office building is occupied by the Federal Government’s Defense Advanced Research Projects Agency (DARPA) in Arlington, VA.  The building is located within the larger Founder’s Square complex, which is a 5.35-acre, mixed-use development with two office buildings, a residential tower with retail, and structured below-grade parking.  The development is certified at the Gold level under the LEED-ND (Neighborhood Development) pilot program.

Designed to meet the Department of Defense minimum Anti-Terrorism Force Protection (ATFP) standards, the building has an 82-foot secured perimeter and is surrounded by a sizeable lawn separating it from the surrounding buildings within the complex.

200 Eye Street, SE

Built in 1957, this former printing facility was a five-story building that included a basement level over pile foundations.  In the early 2000’s, the building was renovated to house a telecommunications firm, which was never occupied.  Floors were filled in on all levels and structural column modifications existed on some floors.

Completed in 2012, the building was converted to office space for occupation by various DC Government agencies.  The lowest level was converted to parking and a new two-level parking garage was constructed adjacent to the existing building on the east side.  Lateral stiffness of the building was enhanced using steel braced frames installed before removing the existing precast façade.  New elevator shafts and interconnecting stairs were framed at existing floor plates. Structural services also included the evaluation of existing structural elements for new loading, green roof evaluation and local strengthening.

The project has received the highest level of LEED certification–Platinum, as well as numerous awards of recognition.

United Arab Emirates Chancery

The structural engineer of record for previous renovations performed in 1999, SK&A also provided engineering services for new renovations to the United Arab Emirates Chancery.  The new improvements included a four-story addition (10,831 sf) to the rear as well as changes to the mechanical, electrical and plumbing systems (MEP), waterproofing, interior build-outs, and the addition of an exterior rooftop terrace.

The building is supported by a poured-in-place, reinforced concrete structural system.  The scope of structural services also included:

  • Removal of interior bearing walls and replacement with steel framing.
  • Design of deep foundation systems to support new steel posts for new steel framing and building columns.
  • Removal and replacement of the first floor deck. 
  • Removal and re-installation of the basement slab-on-grade to accommodate the new first floor deck.

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