S02 - Attachment 09 - 675-22-814 Bid Document Design Analysis.pdf

Perform Structural and Water Intrusion Repairs Lake Baldwin VA Clinic

Orlando VA Medical Center Orlando, Florida

June 9, 2023

Bid Document Submittal

DESIGN ANALYSIS

Project No. 675-22-814

Bid Document Submittal

Water Intrusion Repairs Lake Baldwin VA Clinic

Orlando VA Medical Center Orlando, Florida

Project Number: 675-22-814 June 9, 2023

TABLE OF CONTENTS

NARRATIVES

I. Summary and Architectural Narrative II. Structural Narrative

APPENDIX

A. Cost Estimate B. Moisture Intrusion Report

NOTE: ALL SECTIONS MAY NOT BE APPLICABLE OR INCLUDED IN INTERIM SUBMITTALS

Bid Document Design Submittal

Water Intrusion Repairs Lake Baldwin VA Clinic

Orlando VA Medical Center Orlando, Florida

Project Number: 675-22-814 June 9, 2023

I. Summary and Architectural Narrative

VA Orlando Lake Baldwin

Perform Structural and Water Intrusion Repairs

Page I-1

I. Executive Summary and Architectural Narrative

A. Summary of Design Goals and Objectives

Goals and Needs:

The design of this project will address, but will not be limited to, the following items:

1. This project will locate and repair water intrusion of Building 500. This portion of the project needs to be accomplished in phases to locate all sources of water intrusion, determine best possible approach to repair damage, and finally accomplish repairs to the exterior wall, roof and repair damage inside the 3rd and

4th floor Mental Health offices.

2. The second portion of this project is for repairs at the Domiciliary (Bldg. 519-

522). It was identified that the exterior wall system prevents proper water and moisture drainage that is causing significant moisture and water damage within the spaces. In addition, the walkways at Bldgs. 519 and 522 on the second and third floor of building. This will also repair water damage to rail structure to properly resecure to floor and wall.

3. See other detailed info at Structural Narrative.

Existing Conditions:

A survey of the affected areas and a Moisture Intrusion Report are attached in the

Appendix.

Scope of Demolition:

Demolition will be minimal but generally limited to the repair of existing wall drainage and existing deterioration of structural element at the railings of the

Domiciliary.

Scope of New Work:

As outlined in “Goals and Needs” above.

Also refer to Structural Narrative.

Project design shall clearly describe work required. Also included will be limitations, if any, for work required to be completed outside of standard administrative hours, work limited to periods shorter than a single shift, etc., for specific locations in the project.

Page I-2

B. Summary of Significant Design Issues

At Building 500, issues include providing a water-resistant coating where water is infiltrating the prefab brick panels. New weeps will be created at the panels and new flashing will be installed at window heads. At the Dom, HVAC condensate drains will be routed to the building exterior and collected in a new downspout system, and deteriorated concrete will be repaired along with installing new courtyard railings.

C. Construction Cost Analysis

The initial project budget was $700,000.00. At the direction if the VA, this budget will be increased by the VA to cover all required repairs outlined in the

Moisture Intrusion Report. The current cost estimate is $1,085,840.35. At this stage, a Design Contingency (3%) is included, a line item for General Conditions

(12%), a line item for Escalation (10%) and a line item for General Contractor

Overhead and Profit (10%).

D. Project Schedule

The Final submittal is currently scheduled for June 2023. Allowing up to six months for advertisement, bidding, and contracting, and another 9 months for construction, project completion could be anticipated in the third or fourth calendar quarter of 2024.

E. Codes and Standards

1. VA Design Guides-Technical Information Library

2. VA Accessibility Standards

3. International Building Code – Latest Edition

4. NFPA 101 – Latest Edition

5. NFPA 99 – Latest Edition

6. NFPA 13 – Latest Edition

7. The National Energy Conservation Policy Act

8. The Pollution Prevention Act of 1990

F. Owner Furnished or Installed Items

N/A

G. Items needed from the Government

1. General review of plans and details.

Water Intrusion Repairs Lake Baldwin VA Clinic

Orlando VA Medical Center Orlando, Florida

Project Number: 675-22-814

II. Structural Narrative

Page II-1

II. Structural

A. Goals and Needs:

1. This project is located the Orlando VAMC Lake Baldwin Campus, VISN 8, and involves two buildings.

2. At Building 500, the scope of this project involves the investigation and repair of water intrusion into the building, particularly at the third and fourth floors of the building.

3. At the Domiciliary, the exterior wall system reportedly prevents proper water and moisture drainage to the exterior of the building, creating moisture damage at the interior. This project will address these concerns related to the exterior wall.

Additionally, this project will address and correct deficiencies related to the exterior concrete walkways and associated guardrails at the second and third levels of the building.

4. Deliverables for the project include a report detailing the conditions at Building 500 and the domiciliary, design and construction documents, specifications, and a cost estimate detailing the corrections required at each building.

B. Existing Conditions

1. Building 500 is the main hospital building at the Lake Baldwin VA Medical Center. While the majority of the structure is single-story, the scope area of Building 500 is located within an area of the structure that is five stories in height.

This section of the building consists of two regular floors, a mechanical level with a reduced floor area relative to the remaining levels, and two more levels that overhang Level M at the north and south elevations. Investigative activities were primarily performed at floors M, Three, and Four of the referenced structure as directed by the statement of work. Building 500 consists of concrete-encased structural steel framing that rests on spread footings and grade beams. Floor and roof levels consist of deck slabs of varying thickness, and steel beams and girders are tied into the floor slabs with headed shear stud connectors. Reinforced CMU walls are present at some isolated locations. The façade of Building 500 generally consists of brick masonry and prefabricated concrete and brick masonry panels.

The east and west elevations of the scope area consist of cavity wall systems with a reinforced concrete masonry unit (CMU) backup and a brick masonry veneer.

Relief angles, through wall flashing, and weeps are present at each level of these elevations, and construction documents for Building 500 dated November 01, 1982 depict dovetail anchor slots supporting the brick veneer façade at spandrel beams.

The façade at the north and south elevations of the scope area consists of a combination of cavity wall and prefabricated panel systems. The ground floor façade consists of a cavity wall system similar to the east and west elevations. This cavity wall terminates at precast concrete panels that create the white vertical and diagonal architectural accents below the second-floor strip windows. The horizontal overhang and vertical areas of the façade above the second-floor windows consist of prefabricated brick masonry panels. These panels consist of brick masonry placed into a mortar bed in a half running or stack bond pattern.

Steel reinforcement is threaded through the voids in the brick and grouted, and a damp proofing membrane is located at the rear of most vertical panels. The prefabricated brick and precast concrete panels are generally supported by floor slabs and steel angle frames welded to the structure of B500. The mechanical, third, and fourth floors of Building 500 have reduced floor areas relative to the

Page II-2

2. lowest two levels. The mechanical level has the smallest floor area of all, with the third and fourth floors overhanging the footprint of the mechanical floor by approximately 24 feet on each side. The façade of the mechanical level consists of a cavity wall similar to the east and west elevations that terminates at stucco ceilings below the overhang of the third and fourth floors. The third and fourth floors of Building 500 consist entirely of prefabricated brick masonry panels similar to the ones present above the second-floor windows. At the third and fourth floor, these panels create the vertical, diagonal, and overhanging horizontal façade features surrounding the strip windows found at each level. Similar to the floors below, these panels are supported by floor slabs and steel angle frames welded to the structure. The brick masonry and reinforced concrete panels appear to act as a barrier wall for moisture management purposes. While the precast concrete panels appear to be cast and installed to the façade as a single piece, the prefabricated brick masonry construction features multiple separate panels that were joined to create the vertical and diagonal architectural accents throughout the façade.

Construction documents for Building 500 call for the joints between each panel to be sealed with caulk, though panel joints observed during survey activities all appeared to be mortar joints. Windows at these elevations are double paned aluminum windows with integral blinds.

3. Users at the third and fourth floors of Building 500 reported that leaks commonly occurred during wind-driven rain events. Rain was typically reported to infiltrate the building at windows, particularly at the strip windows at the north and south elevations of the building, and leaks seemed to occur at different areas as a result of wind direction and speed during rain events. Examinations were performed at the interior and exterior of strip windows along the north and south elevations of the third and fourth floors, and water testing was performed at the windows and prefabricated panels of the façade. These observations and testing revealed that moisture appears to both travel through mortar joints between the prefabricated façade panels, and enter the panels themselves and travel through the mortar and grout channels within. Additionally, polypropylene tube-style weeps present at overhangs above windows do not appear to allow the moisture within the panels and mortar joints to drain from the façade as intended. It is likely that moisture traveling within the prefab panels is creating infiltration at the third and fourth floor strip windows at the north and south elevations. Building sections cut at the windows do not depict any moisture control measures, such as flashing or sealant joints, at the interface between the overhanging prefabricated panel and window units. This condition appears to direct moisture traveling within the panels towards the interior of the building. However, additional avenues of moisture ingress appear to be present at Building 500. At the break rooms, large vertical and diagonal cracks within the brick masonry panels appeared to allow moisture to enter the façade, and large through bolts mounted above the curtain wall near the elevator lobby appeared to be a source of moisture intrusion at that location. It is likely that additional cracks, deterioration, or imperfect installations of equipment or building materials throughout the façade is allowing moisture to infiltrate Building 500. Additionally, multiple holes and breaches in the roof membrane of Building 500 were observed, though no leaks were positively identified in connection with these roof membrane breaches.

4. The Domiciliary is a small three-story building on the VA Lake Baldwin campus.

The building consists of four separate structures that form a perimeter around a central courtyard. The four structures are connected with covered exterior

Page II-3 walkways within the courtyard. The structural system of the Domiciliary consists of reinforced concrete and concrete masonry unit (CMU) bearing walls, 8-inch precast hollow core floor slabs with topping slabs of varying depth supported by reinforced concrete beams, and structural steel and bar joist roof framing. The exterior façade of the structure consists of a cavity wall with a concrete masonry unit backup and a brick masonry veneer. Strip windows are present at the exterior of each floor level, and HVAC units are located within the wall below each set of windows. The elevated exterior walkways of the Domiciliary consist of 8-inch precast hollow core concrete with a sloped concrete topping slab of varying thickness supported by reinforced concrete beams. A six-inch wide reinforced concrete edge pour is present at the end of the walkways to allow the anchorage of aluminum handrails. The guardrail posts throughout the Domiciliary appear to have been placed into depressed sleeves cast within the concrete edge pours and grouted to anchor.

5. Users at the Domiciliary reported that the exterior walls of the structure do not allow proper drainage of moisture and are creating areas of moisture ingress within the building envelope. Additionally, the exterior second and third floor walkways at the courtyard of the Domiciliary were reported to be experiencing deterioration.

It appears that majority of the recessed HVAC units within the exterior wall of the domiciliary do not have any visual means of condensate drainage. Additional observations of the HVAC units and discussions with maintenance personnel on site revealed that these in-wall units appear to be continually draining condensate into the air cavity of the façade, which then infiltrates the interior of the building.

Maintenance personnel at the VA Lake Baldwin campus have rerouted the condensate drains of some units to evacuate moisture to the exterior of the structure, and moisture intrusion to the interior of the building at those locations was reported to be largely reduced.

6. Concrete spalls were observed at the anchorages of the guardrail posts at the perimeter of the elevated walkways throughout the domiciliary. Previous repairs of multiple vintages are present, including some repairs that have experienced continued deterioration. Cracks were observed between the edge of the poured edge slab and the hollow core slabs at some locations away from the guardrail posts, suggesting that moisture may be traveling through the concrete substrate of the walkways. Multiple guardrail posts throughout the building appeared to experience excessive deflection under load, and may have inadequate anchorage to resist loads as required by code. The topping slab at the top of walkways appears to be delaminating in multiple locations. The delaminated topping slab was often observed with cracking throughout the top surface as well as some surface spalls that appear to be the result of insufficient concrete cover of reinforcing steel. Spalls created by the expansive corrosion of reinforcement were present at the underside of walkways and at some of the concrete beams supporting the walkways. Some brick masonry cracking was observed at isolated areas throughout the façade of the structure, though these cracks do not appear to be major structural or waterproofing concerns at this time.

C. Scope of Demolition:

1. The Scope of Demolition will include removal of deteriorated components in preparation for remediation or replacement.

Page II-4

2. This may include partial demolition of the construction above the strip windows at the third and fourth floor of the north and south elevations of Building 500 in preparation for the installation supplemental flashing. Some minor demolition may be required to allow the installation of new weeps at window overhangs at the north and south elevations.

3. At the Domiciliary, anticipated demolition includes the removal of existing guardrail and associated concrete demolition at exterior walkways to allow for the installation of new guardrails. Other concrete demolition will be required at exterior walkways to facilitate concrete repairs throughout the building, and the topping slab that is experiencing deterioration will be removed in preparation for the installation of a new topping slab.

D. Scope of New Work:

1. At the north and south elevations of Building 500, supplemental weeps will be drilled into the horizontal overhanging prefabricated brick panels above windows, and any existing tube-style weeps that are currently in place will be drilled out to allow moisture traveling within the panels to drain to the exterior. Additionally, flashing will be installed at the interface between the horizontal prefabricated panels and the strip windows to allow any moisture remaining within the panels to drain to the exterior rather than into the interior of the building. To reduce the likelihood of moisture infiltration as a result of cracks or other imperfections within the field of the facade, a waterproofing sealer will be applied to the exterior façade of Building 500 such as a silane-siloxane or modified silicate sealer. These products provide waterproofing protection to many building façade types without altering the color of the façade. However, it is important to note the application of these waterproofing sealers may create a condition that does will allow paint to adhere to the façade surface that has been sealed for at least ten years. Additionally, certain paints or coatings may achieve the same results as these sealers. If the government wishes to paint or coat the façade of the scope area of Building 500 in the future, the application of this sealer may not be desired.

2. To correct the moisture intrusion that occurs at the perimeter walls of the Domiciliary, it is recommended to reroute the remaining existing HVAC condensate drains so that condensate is directed to the exterior of the building. The deteriorated topping slab at the elevated walkways of the domiciliary will be removed and replaced. Concrete cracks and spalls at the edge slab and underside of the walkways will receive repairs, and improperly performed or failing repairs will be removed and replaced with properly designed and detailed repair conditions. Guardrails at the exterior walkways throughout the domiciliary will be removed and replaced and will include proper anchorage conditions.

E. Owner Furnished and Installed Items:

1. There are no owner furnished and installed items anticipated for this project.

F. Codes and Standards:

1. As shown in Attachment 1: Design Criteria and Calculations

Page II-5

G. Attachments:

1. Attachment 1: Design Criteria and Calculations

Attachment 1: Design Criteria and Calculations

A. Codes and Standards:

1. International Building Code, 2018 Edition

2. VA Seismic Requirements H-18-8, 2020 Edition

3. ANSI/ASCE 7-16, Minimum Design Loads for Building and Other Structures

4. American Institute of Steel Construction (AISC)

i. AISC 303-16, Code of Standard Practice for Steel Buildings and Bridges

ii. AISC 360-16, Specification for Structural Steel Buildings

5. American Concrete Institute (ACI)

i. ACI 318-14, Building Code Requirements for Structural Concrete

ii. ACI 530-13, Building Code Requirements and Specification for

Structural Masonry B. Design Loads

1. Dead Loads:

i. Roof = Self weight of materials

ii. Floors = Self weight of materials

2. Live Loads:

i. Roof = 20 psf with no load reduction

ii. Floors =

1. Offices: 40 psf.

2. Corridors and Other Areas: 100 psf with no load reduction. A partition load of 20 psf is not required because the floor live load is 100 psf.

iii. Stairs and Exitways = 100 psf with no load reduction

3. Snow Loads:

i. Ground Snow Load = 0.0 psf

4. Rain Loads:

i. Not applicable

5. Wind Loads:

i. Ultimate Wind Speed: VULT = 144 mph

ii. Nominal Wind Speed: VASD = 111.5 mph

iii. Risk Category = III

iv. Importance Factor: IW = 1.00

v. Exposure Category = C

6. Seismic Loads:

i. Risk Category = III

ii. Site Class = D

1. Fa = 1.6

2. Fv = 2.4

iii. Spectral Response Values

1. SS = 0.062 g

2. S1 = 0.034 g

3. SDS = 0.066 g

4. SD1 = 0.054 g

iv. Seismic Design Category = A

Water Intrusion Repairs Lake Baldwin VA Clinic

Orlando VA Medical Center Orlando, Florida

Project Number: 675-22-814

Tab A. Cost Estimate

CONSTRUCTION COST ESTIMATE DATE PREPARED

PROJECT BASIS FOR ESTIMATE

25%

Project No.: 675-22-814 65%

LOCATION 95%

Lake Baldwin VA Clinic, Orlando, Flori\da Final X

ARCHITECT ENGINEER OTHER

Toland Mizell Molnar

DRAWING NO. ESTIMATOR CHECKED BY

TMM Job No.: 2215 Paul Boggs / Scott Jeffries/ Trey Thomas Paul Boggs

QUANTITY

SUMMARY NO. UNIT PER TOTAL UNIT HOURLY TOTAL PER TOTAL TOTAL COST

UNITS MEAS. UNIT HRS RATE UNIT

BUILDING 500

Drill New and Existing Weeps at Window Overhangs 303 EA 303.00$ 14,847.00$ 15,150.00$

Seal Façade Surface: Silane/Siloxane 23224 SF 45,960.00$ 45,960.00$ 91,920.00$

Injection Grouting at Windows 30 Gal 150.00$ 4,500.00$ 1.000 15.00$ 450.00$ 5.00$ 150.00$ 5,100.00$

Building 500 Total 50,763.00$ 61,257.00$ 112,170.00$

DOMICILIARY

Concrete Spall and Poor or Failing Previous Spall Repair 61 SF 2,745.00$ 6,405.00$ 9,150.00$

Guardrail Post Spall 17 EA 485.00$ 1,131.00$ 1,616.00$

Brick Masonry Crack 24 LF 43.00$ 101.00$ 144.00$

Topping Slab Delamination 4610 SF 82,980.00$ 193,620.00$ 276,600.00$

HVAC Condensate Reroute 72 LUMP 10,800.00$ 25,200.00$ 36,000.00$

Remove and Replace all Guardrail 775 LF 54,250.00$ 23,250.00$ 77,500.00$

Drywell and Downspout 24 EA 3,500.00$ 6,500.00$ 10,000.00$

Domiciliary Total 154,803.00$ 256,207.00$ 411,010.00$

SUBTOTAL -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------205,566.00$ -------------------------------------317,464.00$ ------------------------ 523,030.00$

CITY COST INDEX MATERIALS 100.00% ----------------------------------------------------------205,566.00$ ------------------------------------------------------------------------------------------------------------------205,566.00$

CITY COST INDEX LABOR 100.00% -------------------------------------------------------------------------------------------------------------------------317,464.00$ ---------------------------------------------------317,464.00$

LABOR BURDEN 32.00% ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------101,588.48$

MATERIALS SALES TAX 6.50% -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------13,361.79$

SUBTOTAL ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------637,980.27$

SUBCONTRACTOR OVERHEAD & PROFIT 20.00% ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------127,596.05$

ARCHITECTURAL / STRUCTURAL TOTAL 765,576.32$

SUMMARY -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------765,576.32$

GENERAL CONDITIONS 15.00% 114,836.45$

GENERAL CONTRACTOR OVERHEAD & PROFIT 10.00% 88,041.28$

PHASING 10.00% 96,845.40$

ESCALATION 2024 10.00% 106,529.95$

SUMMARY PROJECT TOTAL ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 1,171,829.40$

BUDGET 700,000.00

9-Jun-23

MATERIALS LABOR EQUIPMENT

Perform Structural and Water Instruction Repairs

Bid Document Design Resubmittal

Department of Veteran Affairs Rehabilitate Ogden Elevators

Jesse Brown VA Medical Center Chicago, IL

Project Number: 537-21-101

Tab B. Moisture Intrusion Report

Water Instruction Repairs

Orlando VA Medical Center

Orlando, Florida

September 30, 2022

Moisture Intrusion Survey

Lake Baldwin VA Clinic Project No. 675-22-814

September 30, 2022

Edward D. Ta Orlando VAMC Lake Baldwin Campus 5201 Raymond Street Orlando, FL 32803

Re: Lake Baldwin VAMC Moisture Intrusion Survey

Dear Edward, This letter report summarizes the survey activities performed at Building 500 and the Domiciliary at the Orlando Lake Baldwin VA Medical Center as part of Project No. 675-22-814 Perform Structural and Water Intrusion Repairs. The goals of this project are to identify and correct moisture intrusion at Buildings 500 and the Domiciliary Building on the VA Lake Baldwin campus, as well as perform structural repairs to exterior walkways at the Domiciliary.

Survey activities were performed at B500 and the Domiciliary from August 22 to 26, 2022. Weather conditions on site typically consisted of sunny days with high humidity and daily high temperatures averaging 93 degrees Fahrenheit. Light to moderate rain events occurred some afternoons and evenings.

Building 500

Building 500 is the main hospital building at the Lake Baldwin VA Medical Center. While the majority of the structure is single-story, the scope area of Building 500 is located within an area of the structure that is five stories in height. This section of the building consists of two regular floors, a mechanical level with a reduced floor area relative to the remaining levels, and two more regular floor levels. Survey activities were primarily performed at floors M, Three, and Four of the referenced structure as directed by the statement of work.

Building 500 consists of concrete-encased structural steel framing that rests on spread footings and grade beams. Floor and roof levels consist of deck slabs of varying thickness, and steel beams and girders are tied into the floor slabs with headed shear stud connectors. Reinforced CMU walls are present at some isolated locations.

The façade of Building 500 generally consists of brick masonry and prefabricated concrete and brick masonry panels. The east and west elevations of the scope area consist of cavity wall systems with a reinforced concrete masonry unit (CMU) backup and a brick masonry veneer. Relief angles, through wall flashing, and weeps are present at each level of these elevations, and construction documents for Building 500 dated November 01, 1982 depict dovetail anchor slots supporting the brick veneer façade at spandrel beams.

The façade at the north and south elevations of the scope area consists of a combination of cavity wall and prefabricated panel systems. The ground floor façade consists of a cavity wall system similar to the east and west elevations. This cavity wall terminates at precast concrete panels that create the white vertical and diagonal architectural accents below the second floor strip windows. The horizontal overhang and vertical areas of the façade above the second floor windows consist of prefabricated brick masonry panels.

These panels consist of brick masonry placed into a mortar bed in a half running or stack bond pattern.

Steel reinforcement is threaded through the voids in the brick and grouted, and a damp proofing membrane is located at the rear of most vertical concrete and masonry panels. The prefabricated brick and precast concrete panels are generally supported by floor slabs and steel angle frames welded to the structure of B500.

Image 1: Section Through Typical Prefabricated

Brick Masonry Panel. Note Caulk Callout at Panel Joints and Lack of Flashing Above Windows

Image 2: Typical Prefabricated Brick Masonry Panel Façade at North and South Elevations

The mechanical, third, and fourth floors of Building 500 have reduced floor areas relative to the lowest two levels. The mechanical level has the smallest floor area of all, with the third and fourth floors overhanging the footprint of the mechanical floor by approximately 24 feet on each side. The façade of the mechanical level consists of a cavity wall similar to the east and west elevations that terminates at stucco ceilings below the overhang of the third and fourth floors. The third and fourth floors of Building 500 consist entirely of prefabricated brick masonry panels similar to the ones present above the second-floor windows. At the third and fourth floor, these panels create the vertical, diagonal, and overhanging horizontal façade features surrounding the strip windows found at each level. Similar to the below, these panels are supported by floor slabs and steel angle frames welded to the structure. The brick masonry and reinforced concrete panels appear to act as a barrier wall for moisture management purposes. While the precast concrete panels appear to be cast and installed to the façade as a single piece, the prefabricated brick masonry construction features multiple separate panels that were joined to create the vertical and diagonal architectural accents throughout the façade. Construction documents for Building 500 call for the joints between each panel to be sealed with caulk, though panel joints observed during survey activities all appeared to be mortar joints.

Windows at these elevations are double paned aluminum windows with integral blinds.

Users at the third and fourth floors of Building 500 reported that leaks commonly occurred during wind-driven rain events. Rain was typically reported to infiltrate the building at windows, particularly at the strip windows at the north and south elevations of the building, and leaks seemed to occur at different areas as a result of wind direction and speed during rain events. Maintenance personnel on site have applied sealant to window frames at the interior and exterior of the building as well as at some brick mortar joints at the exterior of the building in an attempt to reduce the moisture infiltration.

Initial observations of the strip windows along the north and south elevations often revealed water staining at the top of window units indicative of moisture intrusion. This water staining was fairly typical throughout the strip windows in the scope area. However, what appears to be drywall dust from the recently-completed floor three and four renovation project was often observed around and below the water staining, implying that moisture intrusion at some areas may not have occurred since the renovation project was completed.

Water staining and other evidence of moisture intrusion was also located at vertical strips of curtain wall located at the east elevation of Building 500 as well as the north, west, and east elevations of the elevator lobby at the west side of the building.

Initial observations at the exterior of B500 revealed efflorescence at many mortar joints, especially at joints between adjacent prefabricated brick masonry panels. The presence of this efflorescence suggests that trapped moisture travels through the façade, dissolving mineral salts within the substrate as it travels, then exits the facades at these joints. Original construction documents for Building 500 stated that joints between adjacent brick prefab panels were to be sealed with caulk. However, instead of sealant, mortar was applied to these joints. The use of a porous material at joints that were intended to be watertight may be exacerbating the moisture intrusion condition.

Image 3: Efflorescent Deposit at Joint Between Prefabricated Panels

A rain event occurred during survey activities on August 23, 2022. During this rain event, moisture began appearing at multiple floor 3 offices along the south elevation Building 500. This rain event was accompanied with winds that appeared to create wind-driven rain that primarily impacted the south elevation of the building. Water testing was performed at the exterior of Building 500 in multiple locations.

At these locations, water at a pressure of 30-35 psi was sprayed from a calibrated apparatus at a constant distance from the face of the façade. This spray rig was moved across different areas of the façade in a controlled manner while an observer at the interior of the building looked for evidence of moisture intrusion.

Water testing at the prefabricated brick masonry façade of Building 500 took place at two locations spanning multiple floors. Water testing at this façade system resulted in moisture infiltration above window units at floors three and four, so further testing was performed while observers had visual access to the rear of the façade panels. Observers accessed the airspace located behind the horizontal overhang and vertical wall sections above the third floor windows. At this location, the vertical prefabricated brick masonry panels were noted with a damp proofing membrane at the rear, while the horizontal panels lacked any damp proofing.

Weeps were present in mortar joints of the horizontal prefab panels as depicted in the construction documents. These weeps appeared to be polypropylene tube style weeps that allow water to drain only if it enters the opening at the top of the tube. Additionally, the majority of tube-style weeps observed were noted to protrude at least ¼ inch above the top surface of the horizontal prefabricated panels, meaning that water trapped behind the façade panels cannot enter the weep tubes and exit the building as designed.

Observations at the rear of the brick masonry façade panels during water testing revealed that moisture appears to enter the panels and travel through the mortar and grout channels within. Water was observed accumulating at the bottom of the vertical prefabricated panels where the mortar bed meets the steel angle frames that support the façade, then leaking down to saturate the horizontal overhang panels. While this moisture appeared to travel through the prefab panels within the mortar bed and grout inside the panels, it appears that a large quantity of the moisture enters, travels through, and exits the façade at the joints between the prefabricated panels. This was evidenced by large efflorescent deposits that were often observed at joints between prefab panels. It is likely that moisture traveling within the prefab panels is creating infiltration at the third and fourth floor strip windows at the north and south elevations. Building sections cut at the windows not depict any moisture control measures, such as flashing or sealant joints, at the interface between the overhanging prefabricated panel and window units. This condition appears to direct moisture traveling within the panels towards the interior of the building.

Image 4: Typical View Behind Prefab Brick

Panels. Note Lack of Damp Proofing at Horizontal Panel and Evidence of Moisture

Image 5: Typical Tube-Style Weep Protruding Above Panel Surface at Left Foreground

Image 6: Moisture Exiting Façade at Joints Between Panels During Water Testing

Modifications to existing weeps and the creation of supplemental weeps was performed in an attempt to evacuate water traveling within the prefabricated brick panels. At certain locations, the existing tube-style weeps were drilled out to create simple weep holes within the mortar joints, and other mortar joints were drilled to create supplementary weep holes. Further water testing performed at these locations indicated that the new and modified weeps appeared to allow moisture traveling within the horizontal panels to evacuate to the exterior, largely reducing the volume of water that infiltrated the building at the north and south elevations. These modified and supplemental weeps were installed at room 323 and at the fourth floor break room at the southeast corner of the building. Requests were made to VA Lake Baldwin personnel for updates regarding the leaks at these windows after additional rain events occurred. At this time, no reports of additional moisture intrusion were reported, though no positive confirmation of the leaks stopping was offered.

Image 7: No Flashing Called or Depicted in

Construction Documents Image 8: No Flashing Present at Panel-Window

Interface. Note Application of Sealant to Windows

Image 9: Efflorescence and Moisture Migration at

Joints Between Panels Image 10: Supplemental Drilled Weep Draining

Moisture from Façade

Water testing performed at the breakrooms at the southeast corner of the building and a vertical strip of curtain wall at the south elevation of the elevator lobby of B500 revealed that there may be additional avenues of moisture ingress into the building envelope of the referenced structure. At the break rooms, large vertical and diagonal cracks within the brick masonry panels appeared to allow moisture to enter the façade, and large through bolts mounted above the curtain wall near the elevator lobby appeared to be a source of moisture intrusion at that location. It is likely that additional cracks, deterioration, or imperfect installations of equipment or building materials throughout the façade is allowing moisture to infiltrate Building 500. Additionally, multiple holes and breaches in the roof membrane of Building 500 were observed. Water testing was performed at one breach in the roof membrane without any moisture intrusion identified into the building envelope. These breaches in the roof membrane were reported to personnel on site.

Building 500 Recommendations

To reduce the amount of moisture intrusion to the north and south elevations of Building 500, it is recommended to drill additional weeps into the horizontal overhanging prefab brick panels above windows, and to drill out any existing tube-style weeps that are currently in place, to allow any moisture traveling within the panels to drain to the exterior. Additionally, flashing should be installed at the interface between the horizontal prefab panels and the strip windows to allow any moisture remaining within the panels to drain to the exterior rather than into the interior of the building. To reduce the likelihood of moisture infiltration as a result of cracks or other imperfections within the field of the facade, it is recommended to apply a waterproofing sealer to the exterior façade of Building 500 such as a silane-siloxane or modified silicate sealer. These products provide waterproofing protection to many building façade types without altering the color of the façade. Waterproofing sealers on the market often have distinct properties and waterproofing characteristics. For example, modified silicate sealers generally have longer service lives than silane-siloxane sealers and are able to bridge some cracks within the façade material, but often only create waterproofing protection at mortar joints. For an extended period of protection to the field of the façade, it is recommended to replace brick masonry and repoint mortar joints within the façade with cracking larger than the size specified by the sealer manufacturer, then apply a modified silicate sealer to the façade.

It is also recommended to patch any breaches in the roof membrane of Building 500.

Domiciliary Building

The Domiciliary is a small three-story building on the VA Lake Baldwin campus. The building consists of four separate structures that form a perimeter around a central courtyard. The four structures are connected with covered exterior walkways within the courtyard. The structural system of the Domiciliary consists of reinforced concrete and concrete masonry unit (CMU) bearing walls, 8-inch precast hollow core floor slabs with topping slabs of varying depth supported by reinforced concrete beams, and structural steel and bar joist roof framing. The exterior façade of the structure consists of a cavity wall with a concrete masonry unit backup and a brick masonry veneer. Strip windows are present at the exterior of each floor level, and HVAC units are located within the wall below each set of windows.

Image 11: Typical Exterior Elevation of

Domiciliary. Note In-Wall HVAC Units Below Windows

Image 12: Typical View of Elevated Walkway and Courtyard of Domiciliary

Users at the Domiciliary reported that the exterior walls of the structure do not allow proper drainage of moisture and are creating areas of moisture ingress within the building envelope. Additionally, the exterior second and third floor walkways at the courtyard of the Domiciliary were reported to be experiencing deterioration.

Initial observations were performed at the exterior walls of the Domiciliary. At this location, evidence of persistent moisture exposure was observed at multiple locations. Flashing and lintel angles above window openings were noted with organic growth, efflorescence, and in some locations, had water actively dripping onto the windowsills below. Evidence of moisture was observed at some lintel angles below flashings, suggesting that some flashing at the Domiciliary building may not be working as designed. (SEE 9739) Further observations of flashing above windows was performed with borescopes at two locations. At these locations, weeps appeared to be working as designed and no visible deterioration of flashing was observed.

Other evidence of moisture exposure included efflorescence and discoloration of brick masonry and mortar joints. Evidence of moisture often appeared to concentrate below the recessed HVAC units located within the exterior walls. While some units were observed with PVC condensate drainpipes that evacuate moisture to the exterior of the building, it appears that the majority of in-wall HVAC units do not have any visual means of condensate drainage. Additional observations of the HVAC units and discussions with maintenance personnel on site revealed that these in-wall units appear to be continually draining condensate into the air cavity of the façade, which then infiltrates the interior of the building. Maintenance personnel at the VA Lake Baldwin campus have rerouted the condensate drains of some units to evacuate moisture to the exterior of the structure, and moisture intrusion to the interior of the building at those locations was reported to be largely reduced.

Image 13: Overview of Windows and In-Wall Units. Note Evidence of Moisture Below Unit

Image 14: Moisture Intrusion Behind Flashing and Lintel Angle at Window

Image 15: Accumulation of Water at Windowsill Image 16: Recently Installed Exterior Condensate

Drain. Note Wet Soil Below Drain

The elevated exterior walkways of the Domiciliary consist of 8-inch precast hollow core concrete with a sloped concrete topping slab of varying thickness supported by reinforced concrete beams. A six-inch wide reinforced concrete edge pour is present at the end of the walkways to allow the anchorage of aluminum handrails. Concrete spalls were often observed where the vertical posts of the guardrails are anchored to the concrete, which are likely a result of the installation condition of the posts. The guardrail posts throughout the Domiciliary appear to have been placed into depressed sleeves cast within the concrete edge pours and grouted to anchor. This installation procedure often created a depressed area within the grout pocket that readily collects and stores water. This water then penetrates the concrete substrate, potentially creating cracks or spalls within the concrete. Previous repairs of multiple vintages were observed at some guardrails, including some repairs that appear to have experienced continued deterioration. Cracks were also observed between the edge of the poured edge slab and the 8-inch hollow core slabs at some locations away from guardrail posts, suggesting that moisture may be traveling through the concrete substrate of the walkways.

Image 17: Section Through Typical Elevated

Walkway at the Domiciliary Image 18: Grout Pocket with Trapped Moisture at

Guardrail Post Anchorage

Image 19: Cracking Below Edge Pour Possibly due to Moisture Intrusion Above Image 20: Typical Guardrail Reinforcement

Observed at Domiciliary

Some guardrails throughout the Domiciliary may have inadequate anchorage to resist live loads as required by code. Multiple sections of guardrail appeared to experience excessive deflection under application of load, and some portions of guardrail were reinforced with metal straps that do not appear to have been properly designed or detailed. The load-resisting capacity of both the original guardrail anchorage and the supplemental anchors are unknown and may not be sufficient to resist loads as required.

The topping slab at the top of walkways appears to be delaminating in multiple locations. Areas of delamination were identified visually or by sounding the concrete. The delaminated topping slab was often observed with cracking throughout the top surface as well as some surface spalls that appear to be the result of insufficient concrete cover of reinforcing steel. Spalls created by the expansive corrosion of reinforcement were present at the underside of walkways and at some of the concrete beams supporting the walkways. These spalls are likely a result of the humid environment the building is in and moisture infiltration to the walkway above. Some of these spalls appear to have been improperly repaired with drywall mud.

Note that the Domiciliary building has been in place since the late 1980s. Given the age, open-air nature, and the hot, humid environment that the building is located in, the deterioration of concrete at the domiciliary is not uncommon and should be seen as routine maintenance for the building. However, it is important that these conditions are repaired and maintained properly.

Image 21: Elevated Walkway with Previous

Repairs and Areas of Delamination Image 22: Topping Slab Spall Likely Created due to Insufficient Concrete Cover

Image 23: Concrete Spalling and Corrosion of

Reinforcement at Beam Image 24: Spall at Underside of Walkway

Improperly Repaired with Drywall Mud

Some brick masonry cracking was observed at isolated areas throughout the façade of the structure. These cracks are likely a result of restrained thermal movement between different building materials and do not appear to be a major structural or waterproofing concern at this time.

Domiciliary Recommendations

To correct the moisture intrusion that occurs at the perimeter walls of the Domiciliary, it is recommended to reroute the remaining existing HVAC condensate drains so that condensate is directed to the exterior of the building. It appears that at least one modified condensate drain has experience mechanical damage since installation, so it is recommended to protect the rerouted condensate drains at ground level. At the elevated walkways in the courtyard, It is recommended to remove and replace the topping slab at the top surface. Ensure that minimum concrete cover of reinforcing steel is maintained to reduce the likelihood of premature deterioration of the slab. Concrete spalling at the edge slab of walkways or reinforced concrete beams should receive proper spall repairs, and failing or improperly performed previous repairs should be removed, the area cleaned, and proper repairs performed. Guardrails at the elevated walkways should be investigated to determine if they have adequate load-resisting capacity as required by code, and replacement or supplemental anchors should be installed as required.

Conclusion

This project included moisture intrusion and structural condition surveys of two buildings on the VA Orlando Lake Baldwin Campus. At Building 500, water testing and other investigative techniques were used to identify the likely source of mass moisture intrusion into the building envelope on the third and fourth floors, as well as develop likely repair procedures for the conditions. Observations at the Domiciliary Building revealed that the majority of water intrusion at exterior walls appears to be the result of HVAC condensate draining into the air space of the façade. Additional observations were performed at the elevated walkways in the courtyard of the Domiciliary, revealing areas of spalled concrete, delaminated topping slabs, and guardrails that may have inadequate anchorage to resist loads as required.

The investigation and correction of moisture intrusion to a building is often an iterative process. As there are usually multiple sources of moisture intrusion into a structure, the most economical and effective investigative and repair procedures are to address the major sources of intrusion first, continually monitor the repaired areas to determine if any leaks persist, then enact additional repair procedures are required to mitigate any remaining sources of moisture.

The next step in this project is to develop construction documents detailing repair procedures for each building.

Sincerely, Ethan Barrentine

Trey Thomas PE

Atlanta, GA

Macon, GA

Orlando, FL

Monroe, LA

Salisbury, NC

Pittsburg, PA

Madison, WI www.toland-mizell-molnar.com