Gateway Tower, Exterior Demolition, Dallas, Texas (Phase I)

Exterior Demolition

A. Type of original/existing roofing and waterproofing system:
    Structure: Sixteen-story building with conventional steel construction.
    Problems: Exterior metal panel cladding installed in 1988 over cement asbestos panel board was improperly installed. Panels were falling from the building and causing damage to neighboring structures and were a life safety hazard..

B. Consulting services provided:
     Evaluation and Design: Reviewed facility leakage and maintenance experience, review of associated site conditions, reviewed and assessed original documents and installation details, and provided a summary report with plans, elevations, photographs, summary of existing conditions and construction, program for repairs, development of exterior renovation drawings, recommendations for new waterproofing system and exterior cladding design, schedule, and budget information for the sixteen story high-rise located at the Interstate 635 and Interstate 75 interchange area of Dallas, Texas.
     Construction Documents: Provided preliminary design for demolition of exterior cladding and steel trusses, column at main entrance. Provided preliminary design for concrete asbestos panel board repair. Development of complete detailed project specifications, bid documents, construction documents, drawings and details.
     Contract Administration: Services included submittal review, pre-construction meeting, project meetings, review of change order requests, recommendations for proper treatment of concealed conditions uncovered during demolition and construction, and final inspections.
     Construction Management: Development of construction schedule with interphasing of construction phases, sequencing of work, supervise day to day contractor activities, update schedule, expedite procurements, problem solving, and monitoring of overall construction, and conducting weekly project meetings.
     Inspection: Services included full time daily on-site quality control inspection of work in progress, repair and installation progress photos, documentation of site conditions, documentation of contract compliance and help with certification of final completion.

C. Solution:
    ¨ Removal and disposal of exterior metal panel cladding system and supporting steel trusses.
    ¨ Removal, disposal, and repair of cement asbestos panel board for proper encapsulation in Phase II.
    ¨ Keep building watertight at all times during demolition.

D. Factors which determined the selection of new waterproofing system:
    ¨ Cost.¨ Appearance and function of systems.¨ Anticipated facility usage. ¨ Ease of repair.¨ Long term maintenance.

E. Actual Start Date: August, 2000

F. Actual Completion Date: January, 2001

G. Actual Cost: $523,000.00 (Total Phase I.)

Gateway Tower, Exterior Restoration, Dallas, Texas (Phase II)

Exterior Restoration

A. Type of original/existing wall system:
    Structure: Sixteen-story building with conventional steel construction.
    Roof System: Recovery 60 mil Carlisle EPDM system. Tie-in repairs per manufacturer's recommendations in order to keep current warranty.
    Wall System: Ribbon window system with cement asbestos board panels.
    Problems: Exterior metal panel cladding installed in 1988 over cement asbestos panel board was improperly installed and became a safety hazard. Panels were falling from building and causing damage to neighboring structures.

B. Consulting services provided:
    Evaluation and Assessment of Problems: Activities took place prior to Phase I.
    Design and Construction Documents: Provided preliminary design for demolition of exterior main entrance area, new exterior skin system, window conditions and transitions; storefronts, epoxy aggregate panel abatement, developed complete detailed project specifications, bid documents, construction documents, drawings and details.
    Contract Administration: Services included submittal review, pre-construction meeting, project meetings, review of change order requests, recommendations for proper treatment of concealed conditions uncovered during demolition and construction, and final inspections.
    Construction Management: Activities same as Phase I.
    Inspection: Services included full time daily on-site quality control inspection of work in progress, repair and installation progress photos, documentation of site conditions, documentation of contract compliance and help with certification of final completion.

C. Solution:
    ¨ Removed tall parapet wall.
    ¨ Installed new exterior skin system at penthouse and main building.
    ¨ Installed new building entrances.
    ¨ Installed new anodized aluminum mullion system.
    ¨ Cleaned windows.

D. Factors which determined the selection of wall repair systems:
    ¨ Cost and completion schedule
    ¨ Appearance and life of materials
    ¨ Anticipated facility usage
    ¨ Ease of repair
    ¨ Long term maintenance

E. Actual Start Date: January, 2001

F. Actual Completion Date: April, 2002

G. Actual Cost: $1,953,000.00 (Total Phase II.)

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