T02 TTV Bennett Water Intrusion Investigation Submittal Report Rev 1 12 23 2015.pdf

100% SUBMISSION ANALYSIS,

RECOMMENDATIONS

WATER INTRUSION INVESTIGATIONS & ANALYSIS

CHARLES E. BENNETT FEDERAL BUILDING

400 WEST BAY STREET

JACKSONVILLE, FL 32202

for

US-GENERAL SERVICES ADMINISTRATION

REGION 4- SOUTHEAST SUNBELT

GSA Project Number: GS-P-05-15-SK-7003

December 23, 2015

PROPERTY OF THE UNITED STATES GOVERNMENT

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TTV ARCHITECTS, INC.

115 EAST FORSYTH STREET

JACKSONVILLE, FLORIDA

Florida License #AA0002609

PHONE (904) 798-8333 FAX (904) 798-8335 www.ttvarch.com

115 E. Forsyth St. Jacksonville, Florida 32202 USA (904) 798-8333 Fax (904) 798-8335 www.ttvarch.com Lic.# AA0002609 Lic.# IB26000678 info@ttvarch.com

EXECUTIVE SUMMARY

The purpose of this Exterior Investigation Study focuses on the existing Charles E. Bennett Federal Building experiencing some level of water intrusion. Per the GSA Scope of Work (SOW) Revision 2 dated 16 September 2015, existing areas are limited to the ground/basement and first floor Plaza Deck levels only. Areas contained within this Study include the following:

1. Existing 1st floor Plaza Deck assembly including existing paver system, waterproofing, flashings, sealants, and perimeter planter/drainage trough.

2. Existing exterior building sealant joints (horizontal and vertical).

3. Existing Window assemblies.

4. Building exterior stucco columns

5. Building exterior pre-cast concrete wall panel joints.

6. Existing Brick Veneer Wall Areas

7. Existing ground/basement level interior spaces experiencing some level of water intrusion.

With that, TTV Architects, along with its Consultants have prepared the following Report, have visually observed to inspect existing exterior subject areas, performed water and flood testing, performed localized destructive investigations, reviewed available Original Construction Documents, reviewed available Record Drawings, identified probable sources of water intrusion, and have provided potential repair recommendations.

In general, there are existing items that need to be addressed in almost all of the subject areas as part of the Investigation Study with the overall list of findings and observations as follows:

1. Trapped water occurring at all exterior plaza deck areas due to raised perimeter concrete curb above drainage plane.

2. Failing waterproofing on exterior plaza deck areas.

3. Standing water observed in planter/drainage troughs located around the perimeter of the plaza deck..

4. Deteriorating sill framing at exterior patio areas.

5. Failing terminations at exterior patio waterproofing.

6. Failing and open sealant joints along freestanding columns at exterior patio areas.

7. Observed cracks (from underside) in bottom of 1st floor plaza slab.

8. Active water intrusion was observed in multiple locations (from concrete slab above) throughout

Vacant Office Area 0057.

9. Active water intrusion observed at base of exterior wall in DOL File Room (unnumbered) located on the south side of the basement level.

10. Active water intrusion under existing window sills around perimeter in Work Area 0136.

11. Cracking and isolated holes in existing ground floor brick veneer.

12. In place construction and components at Exterior Plaza Patio observed to be different from GSA

Provided Record Documents dated July 1, 2005.

From our investigations, it appears that the primary area of concern related to the existing building is the 1st floor Plaza Deck system design with perimeter concrete curb trapping water, failing plaza deck waterproofing, failing plaza deck waterproofing terminations, and inability of existing plaza deck perimeter planter/drainage trough to adequately move water to the plaza drains. All of these critical areas will continue to allow water into the building and further deteriorate if not properly addressed in the very near future.

The process, results, findings, recommendations, and independent estimate of repair costs (Option 1, Option 2, Option 3, & Option 3R) are contained within the body of the report here after.

Respectfully Submitted, TTV Architects, Inc.

Christopher P. Noel, AIA, LEED AP Senior Vice President

GSA- Water Intrusion Investigations & Analysis Project Charles E. Bennett Federal Building Jacksonville, Florida 100% Submission Analysis, Recommendations & Cost Estimate December 23, 2015

PROPERTY OF THE UNITED STATES GOVERNMENT

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TABLE OF CONTENTS

EXECUTIVE SUMMARY 1

TABLE OF CONTENTS 2

PROJECT TEAM 3

BACKGROUND & RESEARCH 4

OVERALL PROJECT SCOPE 5

PROJECT DELIVERABLE SCHEDULE 6

PROJECT KICK-OFF & SITE INVESTIGATION MEETING 7

ARCHITECTURAL OBSERVATIONS & FINDINGS 9

AS BUILT CONDITION DETAILS 17

WATER TESTING & LOCALIZED DESTRUCTIVE INVESTIGATION AREAS 29

WATER INTRUSION CONSULTANT ASSESSMENT 32

ADDITIONAL EXPLANATION OF CONCEPTUAL REPAIR OPTIONS 47

CONCEPTUAL REPAIR DRAWINGS- OPTIONS 1, 2, 3, & 3R 49

CONCEPTUAL REPAIR OPTIONS COST ESTIMATE 66

APPENDIX 89

Jacksonville, Florida

PROJECT TEAM

ARCHITECT:

TTV ARCHITECTS, INC.

115 East Forsyth St Jacksonville, FL 32202

WATER INTRUSION CONSULTANT:

RECON Independent Assessments 124 North Lost Lake Lane Lake Mary, FL 32746

INDEPENDENT COST ESTIMATOR:

RIB US COST

1200 Abernathy Road, NE Suite 950, Building 600 Atlanta, GA 30328

PATCH & REPAIR CONTRACTOR (Destructive Investigations):

CC BORDEN CONSTRUCTION, INC.

1019 Rosselle St Jacksonville, FL 32204

Jacksonville, Florida

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BACKGROUND & RESEARCH

The Charles E. Bennett Federal Building is located in downtown Jacksonville, Florida at 400 West Bay Street on the North side of the St. John’s River. The existing Federal Building was originally constructed in approximately 1966 and comprises an occupied basement/ground level floor, along with 10 occupied above-ground floors totaling approximately 314,000 square feet with a Mechanical Penthouse located on the roof. A major modernization of the building was then completed in 2004.

The existing Building is constructed of structural steel frame with cast in place concrete floor slabs; exterior envelope is comprised of architectural pre-cast concrete panels, aluminum storefront openings with laminated glazing metal stud back-up wall and rigid insulation. Ground floor exterior wall construction consists of brick veneer over CMU back up wall (south & east) and poured in place concrete back up wall (north & west), also with aluminum storefront windows with laminated glazing. Existing 1st floor plaza deck is bound on the interior side by pre-cast concrete Art in Architecture panels. Horizontal Plaza Deck system is comprised of 12 square concrete pavers over sand bed over sacrificial waterproofing layer over primary waterproofing set on sloped concrete slab with perimeter concrete curbing. Surrounding the existing plaza deck is an integral system of continuous planters with drainage channel and plaza deck drains below. Ground/basement level contains conditioned space below the exterior 1st floor plaza deck. Primary exterior access occurs via monumental steps up the 1st floor level which are located on the north side of the building. Please note that Roofing or areas above the 1st floor are not part of the scope of the project.

Prior to undertaking the on-site and destructive investigations, the TTV Team reviewed GSA provided existing Building Documentation as follows:

Original Building Record Construction Documents dated July 6, 1944 as prepared by Reynolds, Smith and Hills Architects.

Building Modernization Record Documents dated July 1, 2005 as prepared by Rodriguez and Quiroga Architects

REPORT ON SITE VISIT OF DECEMBER 14, 2011 REGARDING WATER AND MOISTURE INFILTRATION AT THE CHARLES E. BENNETT FEDERAL OFFICE BUILDING, JACKSONVILLE, FLORIDA, as prepared by Roland H. Royster, RA, AIA, NCARB, dated December 14, 2011.

Partial 1st Level Plan from Original Construction Documentsisting Roof Construction

Jacksonville, Florida

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OVERALL PROJECT SCOPE

Overall project per the GSA Scope of Work (SOW) Revision 2 dated 16 September 2015 is to provide professional investigations and testing for identifying existing water intrusion, providing technical requirements and cost estimates for necessary repairs to correct the on-going water intrusion in the Charles E. Bennett Federal Building, in Jacksonville, Florida. This study is limited in scope to water intrusion problems occurring in the ground/basement and first floor levels. The specific project scope is further broken down as follows:

Conduct a review of construction documents associated in accordance with the applicable sections of ASTM E2128. The A-E shall be responsible for identifying applicable construction documents from among those in GSA archives and for making copies of these documents as required.

Conduct informal interviews with key building staff to ascertain the frequency and severity of any known water intrusion points within the physical limits of this scope.

Visually inspect areas to determine the condition of critical details considered suspect in regard to contributing to moisture intrusion. Inspections shall be in accordance with the applicable sections of

ASTM E2128 – 12.

Conduct a thermographic inspection and surveys of exterior walls within the physical scope limits.

Survey of the exterior walls shall comply with applicable recommendations in ASTM E2128.

Conduct water spray tests on a representative portion of the building envelope (limited to the ground and first floor levels (to the second floor elevation) to determine water intrusion points and the condition of critical details. Test locations shall reflect a representative sample of critical details throughout the building envelope. Water hose spray tests shall conform to AAMA 501.2. Disassemble or demolish and repair up to two-hundred fifty (250) square feet of interior finishes as required to identify leakage paths and component failures connected to water spray testing.

Temporary removal (and re-installation) of up to 500 square feet of plaza pavers and any protection board(s) to allow better investigation of plaza’s moisture barrier and related components. Flood test plaza areas above water intrusion locations in the basement. Plug all plaza drains and/or erect temporary dams in the plaza area being tested and flood the area with water up to a maximum depth of two (2) inches at the high point. Maintain this water level for a minimum of twenty-four (24) hours or until leaks are identified and traced.

Install up to two-hundred fifty (250) linear feet of joint sealants to accomplish temporary repairs of defects discovered during building envelope investigations.

Provide updated as-built details (maximum of 12) and drawings of existing building envelope construction based on findings from investigations, as applicable.

Determine the repairs and improvements required to correct moisture protection defects along with prevent future water intrusion. Comply with Section 11 of ASTM E2128 as applicable. Proposed repairs to include (3) separate options for correcting the existing water intrusion.

Produce cost estimates for repairs required to correct moisture protection defects and to prevent future water intrusion.

Jacksonville, Florida

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PROJECT DELIVERABLE SCHEDULE

The project is currently in the 100% Submittal Phase and is currently ahead of schedule per the attached Project Submission Schedule dated 10-12-15.

Jacksonville, Florida

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PROJECT KICK-OFF & SITE INVESTIGATION MEETING

Project Kick-Off and Site Investigation Meeting took place on 11-02-15 at the existing Federal Building in Jacksonville to discuss project goals/objectives, requirements, site investigation/testing phase, on-site schedule, and overall project schedule. Refer to Meeting Sign-in, along with On-site Testing Protocols/ Schedule for meeting and on-site investigation details.

Jacksonville, Florida

Following the Kickoff & Site Investigation Meeting, TTV, RECON, CC Borden, and GSA began the on-site investigations, along with performing initial visual observations of Exterior Plaza Deck Area (interior and exterior) to begin to determine preliminary areas of potential water intrusion requiring water testing followed by localized destructive investigations. Refer to Architectural Observations and RECON Report sections for specific findings.

Jacksonville, Florida

There were other areas of the brick facade which appeared discolored and exhibited signs of being wet or moist. In conjunction with the wet areas, other areas of the brick showed signs of very white efflorescence typically caused by excessive water penetration or poor drainage as well as salts in the mortar. The condition of the brick repair areas where new windows appeared to be added during the previous renovation exhibited larger amounts of efflorescence, brick cracking, and generally poorer workmanship.

Existing Ground Floor Brick with Efflorescence & Potentially Areas of Moisture Behind the Brick

Existing Ground Floor Brick with Efflorescence at Control Joints

Jacksonville, Florida

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EXISTING PLAZA DECK

Prior to the removal of an area of the existing paver system the existing Plaza Deck Level with its paver/open joint system was observed to contain large areas of water stained pavers along the perimeter of the plaza.

Perimeter planter joints where individual planters meet were observed to have failing sealant joints or missing areas of sealant which should be noted is not necessarily related to the water intrusion but rather noted as an ongoing maintenance item. The pavers were generally observed to slope from the building perimeter out towards the perimeter planters/drainage trough. The perimeter planters with drain trough below were then observed to be in need of cleaning, contained areas of standing water within the drainage trough itself, along with large amounts of debris, leaves, and trash. All of which appeared to be keeping the plaza drains from allowing water to drain from the troughs. It should be also noted that there areas of the trough observed with standing water in which the water did not appear to be moving or flowing towards the plaza drains. This could be due to a lack of slope, blockage, or other cause but is important to be noted as for the most part the troughs themselves appeared to be in their original condition.

Existing Plaza Deck with Pavers & Perimeter Planter w/Drainage Trough Below

Existing Drainage Trough with Standing Water & Moisture Around Pavers

Existing Perimeter Drainage Trough with Standing Water & Debris

Existing Perimeter Drainage Trough with Plant Material Growth Suggesting Standing Water and/or Very Moist Conditions

Jacksonville, Florida

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After removal of approximately 500 square feet of the existing paver system down to the primary waterproofing membrane, it was observed that the in place conditions at the Plaza Deck did not match the 2005 renovation Record Drawings. The in place plaza deck assembly consisted of concrete pavers over a 2” thick sand bed over secondary waterproof membrane or primary waterproofing membrane. The Record Drawing Details show the pavers over a mortar bed with reinforcing over secondary waterproofing membrane over drainage mat over primary waterproofing layer. Record Drawings also show backer rod and sealant at all paver control joints as well as around the perimeter of the pavers, none of which were observed to be installed in the field. The two details below compare the Record Drawing condition with the As-Built Condition.

Record Drawing Detail at Plaza Deck Assembly

As-Built Drawing Detail at Plaza Deck Assembly

Jacksonville, Florida

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Of particular importance to the understanding of the nature of the existing water intrusion is the presence of the existing concrete curb around the entire perimeter of the plaza deck with the exception of the main entrance steps which does not contain the concrete curb.

The removal of the existing paver assembly down to the primary waterproofing membrane uncovered the 2” tall perimeter concrete curb that essentially traps any/all water that drains down through the paver sand bed.

As seen in the water testing, the water essentially builds up to the top of the concrete curb after which it then drains over the curb to the plaza drain in the perimeter drainage trough. It appeared as though there were two separate concrete pours along the perimeter with the outside concrete pour being much more aged in its appearance in relation to the interior side concrete pour. After removal of a section of the existing concrete curbs, it was also observed that the primary waterproofing membrane extended under both of the concrete pours with the secondary membrane extending only under the newer, interior concrete curb.

Review of the Original Construction Documents as well as the later 2004 Modernization Record Documents both showed the perimeter concrete curb. The Original Construction Documents also show the brick pavers over a sand bed over waterproofing membrane over rigid insulation which is again very closely repeated in the later Modernization. The original Construction Documents also show interior and perimeter expansion joints filled with sealant material. The later Modernization drawings also depict interior and perimeter expansion joints with backer rod and sealant, however backer/sealant does not exist at these control joints. Regardless, it appears that both the Original Construction Documents and later Modernization Documents both share a critical, inherent design issue that essentially traps at least 2” of rain water behind the perimeter concrete curb and above the structural deck membrane. From studying the existing drawings and later Modernization Drawings, it does not appear that the plaza deck drain water has a proper drainage path below the plaza surface to the perimeter plaza drains. Given the nature of a paver system over a sand bed with sand joints, this type of plaza deck system will inherently allow water to get between the joints and into the drainage cavity below. Perimeter sealant joints or interior expansion joints with sealant will not keep water from flowing between the other sand joints in the paver system. Thus, water will then be trapped below the brick pavers in the sand bed and above the waterproofing membrane over the structural deck. Over time, if any deficiencies or failures in the membrane or terminations exist, the trapped water will seek the path of least resistance. Based upon field observations and water testing, the in place membrane and/or perimeter terminations appear to both be failing in many areas of the plaza deck. Open joints and gaps were observed in the termination bars around the perimeter, around columns, and under the window sills. Slab cracks were also very apparent and fairly wide spread as seen from below on the ground floor with active water dripping thru the cracks during the water testing phase of the site investigation.

Existing Perimeter Concrete Curb (original pour + renovation pour) at Plaza Deck Assembly

Existing Perimeter Concrete Curb w/Concrete Pavers Running over the Top of the Curb at Plaza Deck Assembly

Jacksonville, Florida

Original Construction Documents Detail Thru Plaza Deck and Perimeter Planters with Drainage Trough

2004 Modernization Record Drawing Detail at Plaza Deck Assembly

Jacksonville, Florida

Structural Slab Cracks directly below Plaza Deck

Water in Buckets Directly Below Structural Slab Cracks as a Result of Water Testing

Jacksonville, Florida

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AS BUILT CONDITION DETAILS

Per the SOW, below are details from the 2004 Modernization Record Documents which have been updated to reflect the current in-place conditions found on-site. There are several discrepancies which include no perimeter or interior control joints with sealant, no reinforced mortar bed, and no drainage mat. As previously noted, the perimeter concrete curb is still present but actually extends farther into the plaza deck area. The first detail below contains original elements which are “struck thru” to show the extent of the differences observed on-site. The first level plan following shows the existing locations of the perimeter plaza level drains, followed by miscellaneous plaza deck details which have all been updated to reflect the current in place conditions.

2004 Modernization Record Drawing with items “Struck Thru” for clarity to Show Discrepancies with As- Built Conditions

Jacksonville, Florida

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WATER TESTING & LOCALIZED DESTRUCTION AREAS

Attached below please find Plaza Deck Level & Ground/basement Level Floor Plans outlining the general areas of Water Testing along with localized destruction. Refer to attached Findings, Observations, and Recommendations as prepared by RECON Independent Assessments.

Jacksonville, Florida

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WATER INTRUSION CONSULTANT ASSESSMENT

Refer to attached Findings, Observations, and Recommendations as prepared by RECON Independent Assessments.

This report may contain confidential and proprietary information, and is only for use by the intended recipient. If you are not the intended recipient, any use or dissemination of this report is strictly prohibited.

Project Report and Recommendations

THE CHARLES E. BENNETT FEDERAL OFFICE BUILDING (FL0067ZZ)

JACKSONVILLE, FLORIDA

PREPARED FOR

GENERAL SERVICES ADMINISTRATION SOUTHEAST SUNBELT REGION PROPERTY

ACQUISITION AND REALTY SERVICES

401 WEST PEACHTREE STREET ATLANTA, GEORGIA 30365-2550

PREPARED BY

Recon Independent Assessments, LLC.

124 North Lost Lake Lane

Casselberry, Fl. 32707

IN ASSOCIATION WITH

TTV ARCHITECTS, INC.

115 East Forsyth St.

Jacksonville, FL 32202 USA

November 23, 2015

Recon Independent Assessments, LLC

124 North Lost Lake Lane, Introduction:

Beginning on November 2, 2015, Recon Independent Assessments initiated an exterior envelope review at the location indicated above.

The prescribed scope of the review is as follows:

SECTION 1 - PROJECT DESCRIPTION

I. SUMMARY

The work to be performed under this contract involves investigations and tests for identifying water intrusion, and producing technical requirements and cost estimates for necessary repairs in resolving water intrusion in the Charles E. Bennett Federal Building, in Jacksonville, Florida.

This study is limited to water intrusion problems in the ground/basement and first floor levels. It is generally believed that the water intrusion problems at the ground and first floors are related to failures in the plaza/patio waterproofing membrane and/or its joint details.

A. Goals:

1. Assess the conditions of all critical moisture protection details for the basement and first floors of the building through inspection, testing, and construction documents review.

2. Develop conceptual corrective solutions to defects discovered in the moisture protection building system.

3. Provide cost estimates and technical requirements for corrective solutions to moisture protection defects on the basement and first floors.

B. Objectives:

1. Conduct a review of construction documents associated in accordance with the applicable sections of ASTM E2128. The A-E shall be responsible for identifying applicable construction documents from among those in GSA archives and for making copies of these documents as required. All construction documents are located at the federal building. Also review copies of previous moisture intrusion investigation reports which will be provided by GSA.

2. Conduct informal interviews with key building staff to ascertain the frequency and severity of any known water intrusion points within the physical limits of this scope.

3. Visually inspect areas to determine the condition of critical details considered suspect in regard to contributing to moisture intrusion. Inspections shall be in accordance with the applicable sections of ASTM E2128 – 12.

4. Conduct a thermographic inspection and surveys of exterior walls within the physical scope limits. Survey of the exterior walls shall comply with applicable recommendations in ASTM E2128.

5. Conduct water spray tests on a representative portion of the building envelope (limited to the ground and first floor levels (to the second floor elevation) to determine water intrusion points and the condition of critical details. At minimum:

a. Conduct water hose spray tests on a minimum of three hundred (300) linear feet of joint sealants. Test locations shall reflect a representative sample of critical details throughout the building envelope. Water hose spray tests shall conform to AAMA 501.2. (Test windows/glazing and all joint conditions suspected of being defective.

b. Conduct differential pressure chamber tests in accordance with ASTM E1105 and section 10 of ASTM E2128 where document reviews, visual inspections, thermographic surveys, and/or AAMA 501.2 tests indicate the need for more rigorous testing. The test pressure shall simulate the 100-year rainfall and design wind speed for the building location.

A minimum of four (4) tests shall be conducted, including at least two (2) on the south side (i.e., the river-facing side) of the building. Deleted from project scope.

c. Disassemble or demolish and repair up to two-hundred fifty (250) square feet of interior finishes in approximately forty

(40) separate locations as required to identify leakage paths and component failures connected to water spray testing.

6. Flood test plaza areas above water intrusion locations in the basement. Plug all plaza drains and/or erect temporary dams in the plaza area being tested and flood the area with water up to a maximum depth of two (2) inches at the high point. Maintain this water level for a minimum of twenty-four (24) hours or until leaks are identified and traced. Approximately four (4) flood tests are required over an area of approximately 2,000 square feet.

7. Install up to two-hundred fifty (250) linear feet of joint sealants to accomplish temporary repairs of defects discovered during building envelope investigations. Deleted from project scope.

8. Provide updated as-built details and drawings of existing building envelope construction based on findings from investigations, as applicable.

9. Determine the repairs and improvements required to correct moisture protection defects and to prevent future water intrusion.

Comply with Section 11 of ASTM E2128 as applicable.

10. Produce cost estimates for repairs required to correct moisture protection defects and to prevent future water intrusion.

11. Produce reports in accordance with the requirements of Section 3.

12. (SOW Revision 1; 11 Sept 2015) Temporary removal (and re-installation) of up to 500 square feet of plaza pavers and any protection board(s) to allow better investigation of plaza’s moisture barrier and related components.

This comprehensive report outlines the procedures used to render results as required by the scope outline indicated above. Recon Independent Assessments, LLC has interpreted the scope outlined above to include review and examination of all exterior building systems or components that may have; or is currently contributing to water intrusion and/or water damage within the structure, including:

• Wall Assemblies

• Plaza Deck Assembly

• Masonry Wall assemblies

• Rain water management systems

• Window Assemblies

• Flashing and Waterproofing systems.

Examination method presented in this report consisted of accepted protocols as outlined within ASTM 2128 and were conducted by performing a visual review and infra-red examination of the present conditions of the structure.

The building elements evaluated during this examination were the buildings rainwater system, drainage system, exterior composite panels, plaza deck and masonry wall systems.

The Plaza Deck involves approximately 16,000 square feet of concrete deck system that includes a sand drainage plane and membrane water-proofing system with concrete walk pavers, this area was examined during this initial review, The exterior composite veneer wall system contains a weep system over a CMU substrate, sealant joints are present at regular intervals on the veneer and filled with a pliable sealant product. The building is a concrete frame framing system and concrete slab with masonry wall infill, curtainwall glazing systems and framed punched opening windows.

It is unknown at the time of this investigation if the wall structures for the building have a water/vapor barrier installed within the wall cavity drainage plane.

Recon Independent Assessments, LLC. performed the following services:

• Review of the facility's water intrusion history.

• Review of the facility's maintenance history; previous repairs and changes.

• Review of available relevant construction documents and specifications.

• Perform a preliminary visual survey of the facility's exterior, including; drain systems and wal l and inter ior wall systems.

• Document the exterior and interior wall components and general conditions.

• Document obvious visible evidence of distress or damage.

• Performed technical research related to the building components examined.

• Prepare a written evaluation report containing a summary of observations photographic documentation of observed conditions and recommendations to alleviate any ongoing water intrusion issues.

The scope of work for this evaluation was limited to a visual condition survey, **thermal water intrusion survey and water testing in compliance with the applicable sections and applicable recommendations of ASTM E2128.

** Please note that although areas were examined by infra-red thermography, the extent of the water intrusion was such that it could readily be observed without the use of thermography, as such no infra-red images were recorded.

Summary of findings:

Exterior Walls:

• The sealants at all panel joints are in “Poor” condition, visible areas of sealant failures are present, the expected remaining lifespan of the sealants within these joints is minimal.

• Numerous fastener holes, abandoned pipe penetrations and broken mortar joints are present throughout the exterior wall assemblies of the structure.

• Cap lintels at the top of wall at the plaza deck area have open holes and separated mortar joints present.

• All concrete masonry walls were examined, the systems appear to be in “Good” condition, however all wall expansion joints have failed, open holes exist that would allow water intrusion.

Windows:

• The framed fixed window systems appear to have been updated since the original construction date of 1964 and appear to be in “Good” condition with the following exceptions:

1. On the plaza deck areas, the frame members of the window system are in direct contact with the Plaza deck pavers, where the aluminum frame is in contact with the paver system; severe corrosion is present at the point of contact.

2. The balance of the framed fixed windows appear to be in “Good” condition, however the condition of the sealants vary from “Fair” to “Poor” depending upon there location and exposure, the sealants on windows on the south elevation are more degraded than in other locations.

3. The storefront/curtainwall systems appear to be in “Good” condition.

4. No additional testing was performed on these windows due to the visible condition of the sealants.

Plaza Deck:

• The plaza deck consists of an exterior patio area of approximately 16,000 sq.ft. it is constructed of a concrete structural deck over concrete beams with a primary water barrier with an underlying drainage screen, the primary barrier is shown as covered by a 51mm thick reinforced masonry grout with a secondary water barrier covering the grout, on top of the secondary barrier is approximately 2 inches of course sand with 12” by 12” concrete pavers on top of the sand.

Plaza Section per original design: NOT AS INSTALLED

Plaza deck continued:

1. Water intrusion has been reported and is visually evident across large sections of interior occupied spaces directly below and adjacent to the South Plaza deck.

2. ASTM 2128 compliant flood testing procedures have revealed that the membrane water barrier system has failed to prevent water intrusion in these areas.

3. ASTM 2128 compliant flood testing procedures have revealed that the membrane water barrier termination system at the columns and at the wall interface has failed to prevent water intrusion in these areas.

4. ASTM 2128 compliant flood testing procedures have revealed that the metal fences located at both the South and North plaza decks are installed in a manner that penetrates the membrane water barrier system thereby breaching the barrier and is allowing water to pass through these breaches and is contributing to the water intrusions observed.

5. The design of the Plaza Deck is such that there is no readily available path for water to drain from the level of the deck membrane to the trench drain, the water has to reach a “standing depth” of approximately 2 to 2.5 inches before it can flow over the concrete beam and into the trench drain, this creates a situation when the deck area is exposed to water where it remains trapped within the boundaries of the paved areas of the deck until it evaporates or drains through breaches in the membrane system.

Photographic documentation:

Plaza Deck at metal fence; flood test area. Plaza Deck at window; flood test area.

Typical condition at transition from water barrier to Protective membrane covering primary water barrier.

drain trough, trough is 2 inches above water barrier.

2 inch lip at t h

Drainage trough

Current condition of water barrier membrane at columns, Termination bars have numerous voids that permit water infiltration.

Typical void at termination bar.

Patch repair: Of unknown condition

OOOfOOf

Location of termination bar, below water level

Membrane transitions under concrete at water trough, from membrane level to trough level is 2 plus inches, this design requires that any water accumulates at least 2 inches of depth before it can overflow into the drainage trough.

Flood test in progress at trough interface. Flood test in progress at window sill.

Trough Level

Water barrier level

2 inches plus

Cracks visible in concrete deck typical at entire plaza deck area above Long-shore area, water dripping at crack is typical of conditions observed during flood testing, this confirms the plaza deck membrane has failed and is allowing water to intrude into the occupied areas of the structure.

Water actively dripping at numerous locations during flood test sequences

Water actively dripping at numerous locations during flood test sequences

Flood test at window assembly.

Water intrusion occurred at the window threshold as a result of the flood test.

The window assemblies tested showed visible corrosion at the sill, were the sill was in direct contact with the concrete pavers.

Window test in progress, no water intrusion was observed at the employee entrance level windows.

Conclusions:

Exterior Walls:

• The sealants at all panel joints are in “Poor” condition, visible areas of sealant failures are present, the expected remaining lifespan of the sealants within these joints is minimal.

• Numerous fastener holes, abandoned pipe penetrations and broken mortar joints are present throughout the exterior wall assemblies of the structure.

• Cap lintels at the top of wall at the plaza deck area have open holes and separated mortar joints present.

• All concrete masonry walls were examined, the systems appear to be in “Good” condition, however all wall expansion joints have failed, open holes exist that would allow water intrusion.

Windows:

• The framed fixed window systems appear to have been updated since the original construction date of 1964 and appear to be in “Good” condition with the following exceptions:

o On the plaza deck areas, the frame members of the window system are in direct contact with the Plaza deck pavers, where the aluminum frame is in contact with the paver system; severe corrosion is present at the point of contact.

o The balance of the framed fixed windows appear to be in “Good” condition, however the condition of the sealants vary from “Fair” to “Poor” depending upon there location and exposure, the sealants on windows on the south elevation are more degraded than in other locations.

o The storefront/curtainwall systems appear to be in “Good” condition.

o No additional testing was performed on these windows due to the visible condition of the sealants.

Plaza Deck:

1. The plaza deck consists of an exterior patio area of approximately 16,000 sq.ft. it is constructed of a concrete structural deck over concrete beams with a primary water barrier with an underlying drainage screen, the primary barrier is shown as covered by a 51mm thick reinforced masonry grout with a secondary water barrier covering the grout, on top of the secondary barrier is approximately 2 inches of course sand with 12” by 12” concrete pavers on top of the sand.

As a result of the investigation conducted it was concluded the design of the drainage system for the Plaza Deck is less than adequate; in that the water barrier is installed at least 2 inches below the drainage trough, any water accumulating on the plaza deck has to reach a depth of 2 inches before it can drain into the trough area. This design results in long term water submersion of the water barrier system, the water barrier system is designed to shed water thereby limiting the water exposure to the barrier system, it is not typically designed to be submerged for long periods of time.

2. Water intrusion has been reported and is visually evident across large sections of interior occupied spaces directly below and adjacent to the South Plaza deck. As a result of water flood testing conducted in these areas we confirmed the areas of water intrusion and discovered the intrusion area was larger that reported and the amount of water intrusion was greater than reported. Numerous cracks are present in the structural concrete deck at the 1st floor, these cracks are exposed to water infiltration from the plaza deck areas and readily allow water to travel along the cracks to the interior occupied spaces below the plaza deck. It should be noted the cracks are secondary water transition paths in that the primary water intrusion originates at the water barrier membrane on the plaza deck.

3. ASTM 2128 compliant flood testing procedures have revealed that the membrane water barrier system has failed to prevent water intrusion in these areas.

4. ASTM 2128 compliant flood testing procedures have revealed that the membrane water barrier termination system at the columns and at the wall interface has failed to prevent water intrusion in these areas.

5. ASTM 2128 compliant flood testing procedures have revealed that the metal fences located at both the South and North plaza decks are installed in a manner that penetrates the membrane water barrier system thereby breaching the barrier and is allowing water to pass through these breaches and is contributing to the water intrusions observed.

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6. The design of the Plaza Deck is such that there is no readily available path for water to drain from the level of the deck membrane to the trench drain, the water has to reach a “standing depth” of approximately 2 to 2.5 inches before it can flow over the concrete beam and into the trench drain, this creates a situation when the deck area is exposed to water where it remains trapped within the boundaries of the paved areas of the deck until it evaporates or drains through breaches in the membrane system.

Recommendations:

1. Modify the existing Plaza Deck areas as follows:

Option 1. (good -- most economical)

◦ Remove all pavers and sand.

◦ Saw cut tapered drainage channels at 5 ft. Intervals around entire plaza deck edge to transition from deck to drainage trough.

◦ Repair existing water barrier membrane to prevent water intrusion through deck areas.

◦ Replace all membrane terminations, extend terminations above water plane.

◦ Remove and re-install all full height windows with galvanic isolation at sill assemblies of all windows.

◦ Install synthetic paver spacers for paver support.

◦ Reinstall pavers.

Option 2. (better-- median expense)

◦ Remove all pavers and sand.

◦ Install rigid deck insulation to full height of existing concrete perimeter beams; tapered to permit proper drainage away from structure.

◦ Install new deck membrane system design to support a paver system.

◦ Ensure all membrane terminations extend terminations above water plane.

◦ Remove and re-install all full height windows with install galvanic isolation and new stainless steel sill pan assemblies at all windows, adjust window sill height to allow for proper slab drainage at drain trough.

◦ Install new paver system.

Option 3. (best -- more expensive)

◦ Remove all pavers and sand.

◦ Install structural concrete to full height of existing concrete perimeter beams; tapered to permit proper drainage away from structure.

◦ Install new deck membrane system design to support a paver system.

◦ Ensure all membrane terminations extend terminations above water plane, utilize liquid applied barrier at all termination points.

◦ Remove all full height windows reinstall windows with a resized bottom lite to allow for the installation of a

12 inch concrete curb to support the window assembly above the potential water levels on the plaza deck .

◦ Install new paver system.

Option 3R. (Alternate) o Remove all pavers and sand.

o Install a liquid membrane coating on existing deck membrane.

o Install structural concrete to full height of existing concrete perimeter beams, approx.. 4 inches thick;

tapered to permit proper drainage away from structure.

o Install new roof drains at 30ft intervals to tie into existing drain system, Approximately 4ft of piping at each drain location, taper concrete to allow for adequate flow to the roof drains.

o Ensure all membrane terminations extend terminations above water plane, utilize liquid applied barrier at all termination points.

o Remove all full height windows reinstall windows with a resized bottom lite to allow for the installation of a

12 inch concrete curb to support the window assembly above the potential water levels on the plaza deck.

2. Upon completion of item 1, re-evaluate the success of the repairs by water testing of Plaza Deck Area, this modification may alleviate all the water intrusion issues at the file room areas along the wall expansion joints, should water intrusion still be present after the repairs identified in item 1 are completed; a destructive examination of 2 of the expansion joints would be recommended to identify the specific source and path of the water intrusion.

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3. Remove and replace perimeter sealants at all window locations.

4. Repair all exterior cracks and holes in the brick facades.

5. Remove and replace all sealants at all exterior column and wall joints.

7. We suspect that areas of the exterior of the building are permitting water intrusion in areas outside the scope of this investigation (ground and first floors), it is unknown if any of the water observed on the interior of the structure originated above the 2nd floor levels.

8. We would additionally recommend that all structural cracking be examined and repaired as directed by a structural engineer.

These non-intrusive, non-destructive methods have been developed to provide you with information observed at the time of our site visit.

Conditions may exist which cannot be identified within the scope of this study, or which were not apparent, based on observations and/or interviews, at the time of the site visit.

The evaluation covered only those areas that were exposed and/or physically accessible to us at the time of the evaluation.

Recon Independent Assessments believes that the examination was performed to standards normally adhered to in our profession tor similar types of work under like circumstances.

There were no other constraints, which impeded our evaluation, such as inaccessible tenant spaces. This report is not a building code, safety, regulatory, environmental, or all-encompassing inspection.

The evaluation was based on our technical expertise only; no legal advice will be provided, and no representations can be made concerning the current position of any regulatory agency on any legal or policy matter.

We make no warranty or guarantee other than we have performed competently those services, which we agreed to perform. Any liability of Recon Independent Assessments, whether based on negligence or otherwise, shall be limited to the cost of services provided.

We trust that you will find the information contained in this report beneficial and look forward to providing assistance in the future.

Should you have any questions or need additional information, please contact us.

Sincerely, for

RECON INDEPENDENT ASSESSMENTS, LLC

Jacksonville, Florida

ADDITIONAL EXPLANATION OF CONCEPTUAL REPAIR OPTIONS

Regarding Recommendation #1 and the diverting of water towards the new channels, one possible option would be to taper the width of channels in order to help direct the water towards the end of the channel, rather than having the channel of a consistent width (refer to conceptual plan area below). The drawback to this idea is that it will be time consuming in the field to cut all of the proposed tapered channels.

Regarding Recommendation #2 and the recommendation for testing after the first stage of corrections, Testing is recommended after the first stage corrections based upon the findings of the water testing. It appeared that water entering the existing expansion joint was coming from the plaza above as there was no evidence of water intrusion along the face of the wall, only at the bottom of the wall below the joint. Based upon those observations, it may be possible that the repairs to the existing plaza and waterproofing will resolve the water getting into this expansion joint. As requested, we have included the estimated costs to remove/replace the existing expansion joints as part of the 100% submittal, along with including the water testing costs.

Regarding Recommendation #3 and the proposed raising of the existing window sills, the estimated costs for this repair item has been revisited and increased accordingly to better reflect the required work to complete the proposed task. Furthermore, Options 1 and 2 proposed new caulking and galvanic separation to separate the existing window sills from the existing concrete patio which is currently deteriorating the sill metal. This option was offered as a potential lower cost solution. However, the caulking with galvanic separation is problematic as it would need to be very carefully detailed and constructed in order to be successful. Therefore, the preferred solution is to raise the sill and resize the window which will provide for a much more effective long term solution.

Regarding the previously proposed Option 4, this detail was proposed as an effective option that would have provided for a new continuous, drainage channel/trough around the perimeter of the patio located in board of the existing drainage channel. However, after further exploration and discussion with GSA, it was determined that this would be a very expensive option. Based upon the potential high costs, this option has been deleted from further consideration.

In response to the 60% Submittal comments and per the GSA Scope of Work, the 1005 Submittal now includes the development of another Repair Option. This alternative option as requested by GSA is essentially a scaled down version of proposed Option 3. As described, in the Water Intrusion Consultant Assessment, this new Option 3R consist of a new liquid applied membrane on the existing concrete deck and new full height (+/-4”) concrete slab with an architectural finish, in lieu of pavers/paver system. This option also includes raising the window sill on new 12” high concrete curb and resizing the windows. In addition, based upon: our field

Jacksonville, Florida

Do not remove this notice. Properly destroy documents when no longer needed observations and water testing on site, there is a concern that the existing drain trough running around the perimeter of the plaza under the planters is not able to effectively move water laterally to the existing drains.

As noted, the existing drains are approximately 30’ apart under the existing planters with large areas of these troughs observed to have standing water, blockages/debris in the trough, and in some cases discontinued sections of the trough where the planter support terminates on top of the trough. Based upon those concerns, Option 3R also includes the addition of plaza drains approximately 4’ inboard of the existing 30’ on center drains. These new drains would tie into the existing drain line under the slab with the new concrete to be tapered to allow for adequate flow to the new drains. Even though the Option 3R has been simplified with the deletion of the elevated pavers, we do not feel that the Option will be successful without the addition of the new plaza drains. The revised Cost Estimate for the 100% Submittal includes the previous Options 1, 2, and 3, along with estimated costs for Option 3R.

Jacksonville, Florida

CONCEPTUAL REPAIR OPTIONS 1, 2, 3, & 3R

Refer to attached Conceptual Repair Drawings (11”X17”) Depicting the General Scope of the RECON Recommendations.

EXISTING

PLANTER

REMOVE & RE-

INSTALL…