The Dallas Women’s Forum
Alexander Mansion
4607 Ross Avenue
Dallas, Texas 75204

Client’s Objectives:

• Address life-safety aspects of the exterior façade and roofing of the historic facility originally constructed in 1906.
• Remove and replace deteriorated roofing materials and install a new modified bitumen roofing system.
• Design and complete repairs to address leaks at roof areas and “worse case” wall conditions.
• Assess the repair and restoration requirements for exterior masonry and historic wood windows.
• Assess the removal and repair of unsafe structural issues.
• Assess historic detailing for columns, cast stone detailing, decorative metal, and windows.

Solution:

1. The roof and facade of the historic Alexander Mansion had significant deterioration. The first task was to investigate the facility and identify recommended work and classify that work as
2. a life-safety requirement;
3. roofing and waterproofing requirement to address interior leakage or major deterioration; and other recommended exterior work associated with repair and waterproofing.

Due to funding issues, only “as needed” and “urgent” issues were addressed during 2017. Additional work will be completed on the facility as funds and donations are acquired.

Texas Roof Management (TRM) and Frontier Waterproofing completed work on the building with design and recommendations by Arnold & Associates, Inc. in association with Holly Hall, Architect. Initial work was completed with many hours of pro bono donations as well as materials and supplies by TRM and Siplast, Inc.

 Client’s Objectives: 

• Evaluate existing historic steel windows and determine both replacement and restoration options. 
• Evaluate existing historic double-hung wood windows and determine both replacement and restoration options. 
• Determine a Probable Summary of Costs for replacement and restoration options. 
• Complete the project while the Hotel is operating with minimal disruption to guests and hotel functions. 

Solution: 

The Hotel Monaco Denver was opened in the early 2000s. The hotel is located in two (2) historic buildings the 1909/1913 Beaux-arts style Railway Exchange Building and the 1937 art modern New Building. The 1913 structure has a Terra Cotta front façade with large double-hung wood windows, and the side and rear elevations are mass masonry construction, again with large wood double-hung wood windows. 

The New Building is a completely different architectural style. The two (2) street elevations have smooth limestone and large steel windows. During the conversion of the buildings from an office building to a hotel, large interior storm windows had been installed. 

Working with the Denver Historic Commission it was determined that these buildings were on the historic registry of Denver, and the National Register of Historic Places. Therefore, preservation was determined to be the best option. 

Arnold and Associates, Inc., William G. Hobgood, III, RRO, RRC, RWC, REWC, RBEC, conducted an extensive review of the hotel facility focusing on the preservation of the historic windows. Working with Complete Property Services the wood and steel windows were restored, resealed, broken glass replaced. Exterior storm windows were installed to preserve the wood windows. The steel windows were restored, sealed, and painted both inside and out and the and the interior storm windows were reinstalled. 

The project was started in March of 2017 and completed and completed by the end of September. 

Probable Cost = Approximately $1,513,000.00. 

Project Name: Hotel Monaco Denver, Denver Colorado
Owner: Xenia Hotels & Resorts, Inc.
Project Manager: Denise Pickles Schroderbek 407-982-4160

Client’s Objectives:

• Facade Project: The Exterior stucco surfaces were stained and deteriorating due to exposure to salts and UV light on this iconic South Beach hotel which included the historic St. Moritz as well as the main hotel building. The Client desired to upgrade the exterior with new coating materials, sealants, and paint which included all surfaces on the exterior walls. Work required stucco repairs prior to coating and specialty coping metal on decorating elements of the exterior walls. The hotel remained open during most of the work as well as during a significant interior Lobby remodeling project and Pool Deck project scheduled during the same timetable.
• The client wished to complete the planned work in a very short schedule during the summer of 2016 with all work completed by the tourist high season in December.
• The Clients’ Goal was to complete the project while the Hotel was in operation with minimal disruption to guests and hotel functions. The hotel was scheduled for shut down but not for the Facade work.

Solution:

Arnold & Associates, Inc. completed Plans and Specifications which were used for the bidding and for construction. Contractors were engaged and executed the work schedules while coordinating closely with Hotel Managers and Engineering Staff. The hotel experienced a tropical storm event during the project, which was planned and allowed for in the project scope. Demobilization and remobilization costs were included.

With extraordinary coordination by the planning team including The Hotel staff, Owner, Consultant, and Contractor, the Façade Project was highly successful with the Contractor meeting the scheduling demands and staying within the approved budget. The workmanship was excellent restoring this iconic hotel back to its glory on Collins Street in South Beach.

Combined Final Cost =Approximately $1,101,000

Facade Project
Loews Miami Beach Hotel
Owner: Loews Hotels & Co.
Loews Hotels: Jefferson Lam
Director of Engineering: Andre Thuijs
Facade Contractor: Capital Contractor Services (CCS)
Consultant: Michael L. Cogburn, AIA, CSI
Arnold & Associates, Inc.

Client’s Objectives:

• Facade Project: The Exterior stucco surfaces were stained and deteriorating due to 27 years of exposure to salts and UV light on this campus hotel which included eight (8) individual buildings. The Client desired to upgrade the exterior with new coating materials, sealants, and paint which included all surfaces on the exterior walls, railings, and balcony decks.
• The Pool and Pool Deck Project included the complete resurfacing of fiberglass finishes on three (3) pools and two (2) large spas. The concrete Pool Deck was significantly problematic with broken and cracked concrete creating trip hazards, drainage issues, landscaping deterioration, and dated colored concrete finishes. The Client wished to resolve these issues and enhance the entire Pool Deck surface to meet current California slip-resistant standards and Health Department requirements while providing a beautiful color enhancement to the deck surface.
• The client wished to complete the planned work in a 10-month duration with 3 months additional for the Pool/Pool DecK work. Schedules and probable costs were determined prior to bidding.
• Complete the project while the Hotel is operating with minimal disruption to guests and hotel functions.

Solution:

Once the Scope of Work was fully defined for both projects, the projects were issued for bidding. Contractors were engaged and executed the work schedules while coordinating closely with Hotel. Managers and Engineering Staff. Both Projects were highly successful and within the approved budget. Arnold & Associates, Inc. completed Plans and Specifications which were used for bidding and for construction.

Combined Final Cost =Approximately $2,410,000

Facade and Pool/Pool Deck Projects
Loews Coronado Bay Hotel
Owner: Loews Hotels, Inc.

General Manager: Sean Clancy
Director of Engineering: Brian Manning

Facade Contractor: Hamilton Pacific, Inc.
Pool/Pool Deck Contractors: California Construction
Concepts, Inc., Pool Resurfacing 2000, Brightview
Landscaping, and Berg Electric

Consultant: Michael L. Cogburn, AIA, CSI

Client’s Objectives:

• Evaluate roof installations on an active construction project to determine causes of roof failures that had resulted in work stoppage and damage to completed interior finishes. This damage became evident following Tropical Storm Lidia which impacted the southern tip of the Baja California peninsula in the fall of 2017.
• Coordinate corrective procedures and design changes. In conjunction with the Architect of Record and the General Contractor.
• Determine the best solution based on the construction schedule, local availability of roofing materials, and the training and experience of local roof companies and their field personnel in order to adhere to an extremely tight timeframe for completion of the hotel facilities.
• Complete the roof replacement project while the hotel construction continued with the completion date for all work on-site of the Summer of 2018.

Brief History:

The Montage Hotel y Villas construction began in late 2016, with the initial completion date of March 2018. The property consists of the main hotel reception, ballroom, restaurant, retail, and spa facility, and is surrounded by 8 residential villas and 30+ guest cabana buildings. Several additional outbuildings provide services for security, tennis, pool/dining facilities, beachside bar, and building maintenance/back of the house service areas.

The design and construction team first became aware of roof failures following the impact of Tropical Storm Lidia in September of 2017. Working with the Architect of Record and the General Contractor, GFMP, along with Thor/Urbana (Construction Manager), and design & construction management staff with Ohana Real Estate Investors, Lyle J. Shive, REWC, RRO with Arnold & Associates, Inc. (AAI) performed an initial review of all completed and in-progress roofs at the hotel construction site. Following the completion of the review and publishing of the associated report, AAI was retained to assist the design and construction team with corrective action steps to address the failed roof systems.

Deficient Conditions:

The installed roof system typically consisted of a structural concrete roof deck, with a fluid-applied asphaltic composition waterproofing. Roughly 2” thick EPS foam insulation boards were then loose laid onto the waterproofing prior to curing. The EPS insulation was then topped with standard weight concrete (tapered to drains), lightweight concrete, then a spray-applied polyurea coating. This assembly had cracked throughout the areas where it had been installed, allowing water to enter and migrate down into the interior spaces below. The “dead flat” conditions of the structural deck, coupled with the internal drain bowl assemblies, prevented water from discharging into the drains. The standing water resulted in the deterioration of the fluid applied waterproofing. Approximately 30 buildings had this system installed at the time of the review.

Solution:

AAI recommended complete demolition down to structural decks at all locations where the above-described roof assembly had been installed. The roof assembly was a hybrid system which AAI has not encountered at other projects. Demolition began in November 2017 and continued until April 2018.

AAI recommended to the construction team that a new polyurethane spray foam insulation system be applied over the prepared structural concrete roof decks. The roof membrane utilized was a spray-applied polyurea coating, followed by a compatible paint coating. This work began in December 2017 and extended through July of 2018. The initial target date for opening the hotel was moved from March 2018 to June 2018.

AAI provided periodic site observation of the new roof installation process, returning to the site for multi-day reviews of the work on a roughly 2-week rotation. Following the completion of the roof installations, AAI reviewed all building roofs, developing a detailed list of deficient items to be corrected. AAI continues to be involved with additional construction projects within the development known as Twin Dolphins, of which the Montage Hotel y Villas is a segment of the main development.

The final cost for the roof replacement work was not disclosed to AAI.

Project Name: Montage Hotel y Villas,
Cabo San Lucas, BCS, Mexico
Owner: Ohana Real Estate Investors
Construction Manager: Thor/Urbana
Project Manager:
Mr. Vicente Madrid + 52 55 3223 6308

Client’s Objectives:

• Stop leaks through the historic exterior masonry wall system.
• Restore exterior masonry wall construction to a water-resistant assembly with 100% tuckpointing of all mortar and removal/replacement of all broken brick.
• Improve water resistance with the installation of masonry water repellents and new joint sealants.

Solution:

Three (3) story-heavy masonry brick structure originally used as a rice mill in the early 1900s required extensive leak repair, masonry waterproofing, and waterproofing restoration including extensive masonry repair and installation of a penetrating masonry repellent/sealer.

Once the largest rice mill in North America, the building was repurposed for ownership loft living. Designed and developed by Sean Cummings and Anthony “T.J.” Iarocci, in association with architect Wayne Troyer and designer LM Pagano, it contains 69 lofts, townhouses, and studios ranging from one to three bedrooms and 750 to 2100 square feet. The Rice Mill was renovated by Gibbs Construction. Infused with the personality of a boutique hotel as much as the residential one, it opened on September 1, 2011.

The repurposing design and construction did not provide for needed through masonry repairs, wall flashings, and end dams to prevent water from migrating into interior spaces. A number of “bad experiences” prompted the hiring a waterproofing consultant to resolve continual leak issues in the exterior wall assembly. Arnold & Associates, Inc. was selected to proceed with completing analysis, design, and construction documents for weatherproofing the heavy masonry exterior.

After initial evaluations and extensive mockup testing of the exterior masonry wall systems, Arnold & Associates, Inc identified the sources of water infiltration in the exterior walls of the facility.

Arnold & Associates designed correction by insisting on a major exterior masonry repair project including 100% masonry mortar tuckpointing, broken brick removal/replacement, and wall construction repairs including removal/replacement of failed joint sealants. The project was continued and specifications were written, details drawn, and experience waterproofing contractors were contacted to bid the work.

Construction needed to improve the building weather resistance began in 2012 and was completed in 2013 by Frontier Waterproofing, Denton, Texas.

Total Project Cost = Approximately $568,580.00

Client’s Objectives:

• Evaluate the existing curtain wall system to determine the extent of the failure of existing gaskets and frame design.
• Determine the source of leakage at the intersection of the curtainwall system and roof areas where water is leaking into the hotel.
• Determine a Probable Summary of Costs for Correction.

Solution:

The W New Orleans is a recently converted and renovated 24 story hotel property located in downtown New Orleans adjacent to Harrah’s Casino. The exterior curtain wall system is glazed with reflective glass in dark bronze anodized frames with spandrel glass panels at each floor level.

Arnold & Associates, Inc. conducted an extensive review of the hotel facility focusing on those leak issues which have become evident after the major hotel conversion and addition in 1999-2000, approximately (3) years ago.

Arnold and Associates, Inc. Consultant Michael L. Cogburn, AIA, CSI completed the review from a two-man basket on two separate drops on separate sides of the building. Additionally, a full examination of the sill condition of the curtainwall system above the roof areas was completed.

Aged gaskets were brittle causing leakage through the window system. Inappropriate seaman installation which dams up the designed weeping systems of the curtainwall system above fourth-floor roof areas is recommended to be corrected immediately to allow the use of meeting rooms and guest rooms during rain conditions. Additional testing requiring a full removal of the lower sections of the curtainwall system (sill, subsoil, glass, etc.) was suggested and recommended to fully understand the conditions which exist that allow water to enter the inside of the guest room spaces adjacent to this wall condition at the fourth floor

 Client’s Objectives: 

• Evaluate hurricane damage to Hotel. 
• Determine a Probable Summary of Costs for replacement. 
• Complete the project on time and within budget. 

Solution: 

Embassy Suites by Hilton San Juan was hit by a major hurricane in 2017 damaging the roof systems. There are three (3) types of roof systems on this hotel, steep slope standing seam, low slope PVC, polyvinyl chloride, and coating system over concrete decking. All three (3) systems were impacted by the hurricane. 

Major sections of the metal roof blew off, sections of the low slope PVC blew off, and the roof coating system was struck by numerous storm-driven debris. Exhaust fans were displaced, ductwork blew apart, condenser blew from bases. 

Our task was to get the roof in the dry and then replace all roofs for the long term. The highest roofs, standing seam, are right at 100 feet from ground level. The new standing seam roof had to withstand a minimum of 150 miles per hour wind speed at 100 feet. To accomplish this Arnold & Associates reduced the new .040-inch panel width to 16-inches, installed new underlayment, reduced the hat channel spacing fastening the channel to the decking 6-inches on center, reduce the clip spacing, and used all stainless-steel fasteners and clips. At the lower low slope roofs, a base mechanically fastened to the light-weight insulation, and then an SBS (styrene butadiene styrene), base and cap were heat welded. 

The upper concrete roof was cleaned and re-roofed with a liquid membrane. Ductwork was rebuilt, new hurricane stands installed to support condensers, cross over installed were required, new exhaust fans installed, and electrical work was all brought up to current code requirements. Plus, many of the internal drains were replaced to increase drainage capacity.

The project was started in March of 2017 and completed by the end of September. 

Arnold’s Project Consultant: Gary L. Mitchell, RRC, RRO, CCCA 

Project Costs: $1,267,000.00 

Project Owner: Blackstone 

Client’s Objectives: 

• Skylight Replacement – Evaluate existing atrium skylight and determine replacement options. 
• Determine a Probable Summary of Costs for replacement options. 
• Complete the project while the Hotel is operating with minimal disruption to guests and hotel functions. 

Solution: 

In 2013, Arnold & Associates, Inc. was requested by ownership to investigate conditions of a very large atrium skylight. The Building Engineer reported persistent leaks from the skylight even after several attempts to stop the leaks by others. The atrium skylight is an aluminum structural manufactured by Kalwall. The skylight consists of 2-3/4-inch thick translucent panels, with a slope of 3 in 12. There are two (2) 4-inch X 4-inch X 1/8-inch aluminum purlin tubes spaced at 7-feet 10-5/16-inch and 18-feet 8-11/16-inches on each side of the ridge. Wind bracing is 4-inchs X 4-inches X 1/8-inch aluminum tube. The dead load is 7 psf and the live load is 20 psf. Wind loading based on ASCE 7-93, for cladding fastener uplift pressure design load 68.2 psf in the field, 110.8 psf at the perimeter. Design loads for the cladding panels are 49.5 psf in the field an d93.9 psf at the perimeter. Design loads for the rafters are 36.0 psf in the field and 76.6 psf at the perimeters. Field investigation revealed many repairs to the junction of panels to stop the infiltration of moisture into the building. At the two (2) elevator shafts, water stands between the junctions of two walls. In both elevators, moisture is infiltrating into the building at junction of the wall and skylight. Panels have a major fiberglass bloom which is resulting in cracking of the panel surfaces. Fasteners at several locations are backing out. 

AAI’s recommendation was replacement of all panels. To eliminate ponding at the junction of the elevator and skylight addition bracing was added to develop a positive slope. An angle aluminum flashing was added at the perimeter of the walls with silicon tape. A coating was place over the panels to help prevent fiberglass bloom. Additional fasteners where also added to increase wind load uplift of the panels. 

Arnold’s Project Consultant: Gary L. Mitchell, RRC, RRO, CCCA 

Project Costs: $639,666.00 

Project Owner: Blackstone 

 Client’s Objectives: 

• Evaluate existing hotels in the historic area of Baton Rouge for below-grade waterproofing. 
• Evaluate existing historic drainage tunnel near the hotel for hotel usage. 
• Determine a Probable Summary of Costs for below-grade waterproofing options. 
• Complete the project while the Hotel is operating with minimal disruption to guests and hotel functions. 

Solution: 

Built-in 1929, Hilton Baton Rouge Capital Center is located downtown Baton Rouge Historic area on the banks of the Mississippi River. The Mississippi River is about 238 feet from the hotel with a berm, and road separating them. The below-grade area is an occupied space with water infiltrating the wall and floor system. 

It was difficult determining the water level at the exterior, but it is believed that the water level is above the concrete floor slab. The water level fluctuates throughout the year but is at its highest during the spring when the snow melts from the Northern states and flows into the Mississippi. In the historic area of Baton Rouge, there are underground tunnels, many of which have been infilled. The hotel has one which shows the history of the City. The Ownership wanted to build a restaurant depicting the cities history in this area and use the tunnel as a showplace. 

Our first course of action was to stop the infiltration of moisture. Most of the water was infiltrating between the floor slab and concrete wall. After reviewing several manufacturers, Koester a German waterproofing system was selected. This system was designed for this application. A Waterproofing Contractor was selected. 

Although somewhat unsure of how the waterproofing system would work against the Mississippi River, I visited the site several years later with no additional infiltration noted, and the Owner had started renovations. 

Arnold’s Project Consultant: Gary L. Mitchell, RRC, RRO, CCCA 

Project Costs: $77,985.00 

Project Owner: Rockbridge Capital 

 Client’s Objectives: 

• Evaluate existing hotel in the historic area of Baton Rouge for pool deck plaza replacement. 
• Determine a Probable Summary of Costs for below-grade waterproofing options. 
• Complete the project while the Hotel is operating with minimal disruption to guests and hotel functions. 

Solution: 

Built-in 1929, Hilton Baton Rouge Capital Center is located downtown Baton Rouge Historic area on the Mississippi River banks. The pool is located on the third floor of the hotel. The original pool had four (4) large planters, a 2-inch sand base paver system with over twenty (20) internal drains on top of concrete double tees. Over the years, the sand has washed into the drainage system, clogging the drain lines in most of the first three (3) floors. When it rains, water flows over the top of the existing paver system. The existing waterproofing system over the concrete decking has failed to result in moisture seeping into the area below the pool and rusting the rebar. There are also 13,520 square feet of the planter, which had deteriorated with walls crumbling. The Owner wanted to upgrade the system, remove all the planters, replace clogged drains, stop the infiltration of moisture into the lower areas, and enhance the pool area’s appearance. 

Baton Rouge has a 130 mile per hour wind rating, so the system had to resist hurricane force loads. To accomplish our goals, Hanover Guardian Paver System was selected, which is designed for high wind application. This system creates a monolithic paver surface, which provides a high uplift resistance. It has a unique three (3) piece pedestal and specifically shaped pavers that together lockdown and utilizes the entire roof paver surface. This system is designed to prevent horizontal and vertical movement. The existing sand base paver system and waterproofing system was removed down to the concrete decking. The concrete deck was primed, SBS (styrene butadiene styrene) base and cap ply were heat welded. The internal drains were replaced, cast iron drain lines were replaced, and the paver system was installed. 

Arnold’s Project Consultant: Gary L. Mitchell, RRC, RRO, CCCA 

Project Costs: $1,267,311.00 

Project Owner: Rockbridge Capital

Client Objectives:

• Evaluate existing Concrete, Stucco, and EIFS systems. Determine the extent of concrete spalling and stucco cracking, and design a solution to repair the damage and stop the deterioration of the structure.
• Determine the source of leakage at the guest room balconies.
• Change, update, and refresh the look of the exterior walls of the hotel
• Determine a Probable Summary of Costs for Correction.
• Complete the project while the Hotel is operating with minimal disruption to guests and hotel functions

Solution:

The Sheraton Kauai was originally built in1987. The property is separated into three (3) sections. The Oceanside, Beach Side, and across the road is the Garden Side. There are also the lobby, shops, restaurants, bars, pools, ballrooms, and office structures on the property. Hurricane Iniki hit the island of Kauai as a Category 4 hurricane on September 11, 1992, and destroyed the Beach Side of the resort. The new Beach Side hotel structures were rebuilt in 1995.

The Oceanside consists of two (2) buildings that are structural concrete. The larger building is a four (4) story structure and the smaller building is two (2) stories. There are three buildings on the Beach Side and around the main pool area. These buildings are four (4) story conventional structural steel buildings with a combination of Stucco and EIFS veneers.

Arnold and Associates, Inc., Edward L. Arnold, RRC, RWC, and William G. Hobgood, III, RRO, conducted an extensive review of the hotel facility focusing on the deterioration of the concrete structure of the Ocean Side Tower and the cracking of the stucco and EIFS on the Beach Side Tower. The balcony leak issues were also identified.

Once the repair areas were identified, and a new color scheme devised for the property, the project was put out to bid. The project was started in May of 2008 and completed and completed by the end of September.

Summary

• Probable Cost: Approximately $1,279,000.00.
• Project Name: Sheraton Kauai – Poipu Beach, Koloa, Kauai, Hawaii
• Owner: Starwood Hotels & Resorts Worldwide, Inc.
• General Manager: Angela Vento 808.742.1661
• Director of Engineering: Jason Hasenberg

Client Objectives:

• Roof replacement for multiple facilities of various square footage totaling approximately 200,000 square feet..
• Investigate and specify the replacement of the existing roofing and gravel surfacing system.

Solution

The Texas Department of Health & Human Services Commission directly hired Arnold & Associates, Inc. to investigate and specify the replacement of the existing roofing and gravel surfacing system which was more than thirty-five (35) years old over twenty (20) buildings at the campus in Lubbock, Texas. The existing roofing, which was sloped in gable configuration, was installed directly to structural gypsum planks.

The gravel was removed from the asphaltic built up roofing on each building in preparation for installing a layer of gypsum recover board and 60 mil PVC membrane in a ribbed design (Sarnafil Decor System). The roof areas were designed with several different colors selected to enhance the identification of each building on the campus. The new roofing system is warranted by the manufacturer for twenty (20) years.

Arnold & Associates, Inc. has been working for the Texas Department of Health & Human Services Commission for approximately fifteen (15) years with work in major phases on twelve (12) campuses in the last three (3) years. Currently, Arnold & Associates, Inc. is working on other campuses including approximately 200,000 square feet of total roof area on multiple buildings in Abilene, Texas.

Summary

• Roof Replacement: $2,200,000.00.
• Owner: Texas Department of Health & Human Services Commission, Austin, TX.
• Services Provided: Roofing and Waterproofing Consulting
• Senior Project Consultant: Syd N. Singer, Arnold & Assoicates, Inc.

Client Objectives:

• Evaluate existing roof and facade per ASTM E 2128 “Standard Guide for Evaluating Water Leakage of Building Walls” to determine the extent of the failure of roofing, balconies, fenestration, and facade systems.
• Determine the source of leakage, condition, and document conditions with photographs and drawings.
• Develop a five-year plan to replace/renovate these systems to include short and long-term goals.

Solution

Rose Hall Resort and Country Club consisted of two towers with a link in between where the main entrance, shops, administrative offices, and dining are located. In addition, there are separate buildings consisting of the living quarters, golf pro-shop, and maintenance buildings. The hotel roof system was a sprayed polyurethane over a built-up roof system on concrete decking. Living quarters are a wood frame with underlayment and asphalt shingles and the pro shop and maintenance is a wood frame with wood shingles.

Arnold & Associates, Inc. conducted an extensive review of the hotel roofing, facade, and fenestration systems developing short and long-term goals for repair and renovation of the hotel systems. A full review of the fenestration revealed that over 300 sliding doors in guest rooms framing, bearing and waterproofing had failed. The concrete balconies had significant spalling and rusting of the rebar; in some areas a dangerous situation due to the potential of pieces of concrete falling to the ground. The hotel roof system had water in-between the sprayed polyurethane roof and the built-up system acting like a waterbed resulting in infiltration of water into the hotel. The gulf pro-shop and maintenance wood shake roofs had major deterioration of the shingles resulting in infiltration of water into the facility.

Arnold & Associates’ immediate task was to stop the leaks so long term solutions could be developed. The design criteria included increasing the R-value of the roofing from the existing 2 to well over R-15 and wind loads were established at over 150 miles per hour.

Specifications for the repair of the leak areas were completed and work was started for these repairs. During this process, Hurricane Ivan had a direct impact on Rose Hall Resort blowing out many of the sliding glass doors. Emergency replacement specifications were developed for the replacement of over 40 sliding glass doors. To date, all roofs have been replaced with modified bituminous roof systems and wood shakes. All sliding glass windows have been replaced, balconies rebuilt, storefront windows replaced and facade system recoated.

Summary

• Roof Replacement: $2,800,000.00.
• Sliding Glass Door Replacement: $1.8M
• Emergency Repairs: $229,000.00
• Concrete Repairs: $390,000.00
• StoreFront Replacement: $1.2M

Client’s Objectives:

• Stop roof leaks located intermittently throughout twenty-two deteriorated roof areas
• Stop leaks and redesign existing plaza/ sun deck
• Restore exterior masonry wall construction to a water-resistant assembly
• Improve the aesthetics of the lower roof area viewable from tower guest rooms.

Solution:

Work included separate major contracts for Roofing and Masonry Restoration. Roofing contract included repair and replacement of twenty-two (22) existing roofing areas and an extensive modification to existing outdoor Pool Deck area. Masonry work included removal and replacement of existing sealants, copper through-wall flashings, and installing additional vertical control joints and stainless steel end dam protection at all windows.
Project also included a complete rebuild of the exterior split face block veneer on a major portion of the exterior elevation of the facility, as well as guardrail/handrail replacement, and complete exterior wall cleaning. The outdoor pool deck was leaking at numerous locations, specifications were developed to remove the existing landscaping, wood decking, and roofing. A 60 mil Sarnafil reinforced single ply with high density architectural pavers was designed and installed. Color was chosen by owner and a pattern that was acceptable to owner was developed.

Project Name:

Sheraton Halifax Hotel – Halifax, Nova Scotia, Canada
Owner: Starwood Hotels & Resorts Worldwide
fax 902-422-5805
V.P. of Hotel Operations: Jim Hill 902-421-1700
Engineer: John Chapman/Gary Crotty 902-421-1700
Controller: Mary Banks 902-421-1700
Project Cost for Roofing Approximately $1,250,000
Project Cost for Masonry Approximately $1,450,000
Total Project Costs = Approximately $2.7 million

Client’s Objectives:

• Stop leaks through the rooftop pool deck
• Stop leaks through roof areas and upgrade existing roofs and warranties
• Restore exterior precast concrete panel wall construction to a water-resistant assembly
• Improve the aesthetics of the lower roof area viewable from tower guest rooms.

Solution:

Work included three (3)separate major contracts for Pool Deck Waterproofing, Roofing, and Exterior Wall Waterproofing.

Roof Top Pool Area

Description of Projects 1& 2: Work included separate contracts for ninth (9th) floor roof Pool  Deck replacement and miscellaneous roof system repairs and reconditioning. Extended life of roof systems approximately ten (10) additional years at a minimal cost. Cost for Roofing = $83,209.00

Project Cost Pool Deck Repair = $126,625.00

Total Project Costs = $209,834.00

Description of Project 3: An additional project was prepared for execution in the Spring of 1999 which included the full removal and replacement of all exterior wall sealants in the pre-cast concrete panel exterior wall system. A large portion of the scope of work included the installation of an 18 to 20 mil thick coating system on all exterior walls.  During the course of the project, two high magnitude hurricanes (80 to 100 mph winds) passed by the property without causing leakage. The project was successfully completed.

Total Project Costs = $212,366.00

Client’s Objectives:

• Roof assembly able to withstand severe operational abuse
• Roof assembly damage must be easily identified and repaired by in plant personnel
• Roof assembly to require minimal maintenance during anticipated life span
• Roof assembly must have elastomeric properties

Solution:

Specifications to remove existing materials to 24 gauge deck, to stiffen up deck assembly, side lap fasten 24 gauge deck at 18 inches on center, replace deteriorated 24 gauge deck with 18-gauge deck, clean and prime all deck, install two layers insulation with staggered joints, and install granulated SBS asphalt modified B.U.R. assembly with aluminum foil faced SBS flashings.

Demolition involved the removal of five roof-mounted concrete transformer pads and runways in conjunction with an abatement firm. Construction documents provided for all expansion joints to be 22 gauge galvanized sheet metal and for replacement of all internal drains.

Due to the facility size of 1,784,966 square feet, the project was phased into six parts over a projected 18- month period with a budget of $7,000,000 for 1,286,496 square feet of roof replacement.  Project substantially completed within 14 months by L.E. Schwartz & Son, Inc., at a final cost of $6,250,000.

Client’s Objectives:

• 1927 landmark hotel with pink exterior stucco walls should be preserved from further exterior deterioration of the stucco, sealants, painted finishes and windows.
• Evaluate existing spalling concrete decorative cornices, railings, and balustrades, as well as stabilizing wall substrates. Determine the extent of concrete spalling and stucco cracking, and to design a solution to repair the damage and stop the deterioration of the structure.
• Determine the source of leakage at the exterior walls. Retain the color fastness of the exterior color throughout the building.
• Determine a Probable Summary of Costs for Correction.
• Complete the project while the Hotel is operating with minimal disruption to guests and hotel functions.

Solution:

The Don Cesar Beach Resort & Spa was originally built in 1927 and has had a long history of prominence on the beach on the west coast of Florida. Its unusual history includes the buildings use as a hospital, convalescence center in WWII, a VA office building, and was once even considered for demolition.

Beginning in 2004, Arnold and Associates, Inc., Architect/Senior Consultant Michael Cogburn, AIA, CSI, conducted an extensive review of the hotel facility focusing on the deterioration of the structure and the cracking of the stucco. The original budget was established at approximately $1.5 million.

Once the Scope of Work was fully defined, the project was issued for bidding. The project was awarded to Valcourt Building Services started in October of 2005 and completed by Christmas, 2006. The Project was highly successful and substantially under budget.

Final Cost = Approximately $1,040,000.00.
Project Name: The Don Cesar, St. Pete Beach, Florida
Owner: Loews Hotels, Inc. and Prudential
General Manager: John Marks 727-360-1881
Director of Engineering: John Jones 727-360-1881
Consultant: Michael L. Cogburn, AIA, CSI

Client’s Objectives:

• Stop leaks through windows and exterior masonry wall system.
• Restore exterior masonry wall construction to a water-resistant assembly.
• Improve aesthetics through extensive cleaning of masonry and coatings.

Solution:

Eight (8) story brick veneer hospital required extensive curtainwall leak repair, masonry waterproofing, and cast stone restoration including installation of new sealants, end dams, and penetrating masonry sealer.

The Hospital administration was unsure of how to proceed and reluctant to enter into an agreement with a consultant or architectural firm that was unable to be trusted to solve the water infiltration issues on the facility. A number of “bad experiences” prompted a cautious approach to hiring a waterproofing consultant. Upon research into Arnold & Associates, Inc. references and multiple discussions, Arnold & Associates, Inc. was selected to proceed with the first phase of the evaluation and testing services.

After initial evaluations and extensive testing of the exterior masonry wall systems, Arnold & Associates, Inc. successfully identified the sources of water infiltration in several areas of the facility.

The existing aluminum curtainwall system was experiencing significant aging in the gasket system which resulted in windblown rain forcing itself through the seals and into the interior spaces during thunderstorms. In addition, the perimeter sealants around and at end conditions were also aged, brittle, and cracking contributed to great quantities of water infiltration around the system. The original design and construction did not provide for needed through-wall flashings and end dams to prevent water from migrating into interior spaces. Consequently, hospital offices, patient rooms, and ancillary spaces continued to leak.

In one area, an executive conference room, leaks were continuing for a period of eight (8) years without resolution. Arnold & Associates successfully identified the source of water infiltration and designed correction.

The project was continued and specifications were written, details are drawn, and experience waterproofing contractors contacted to bid the work.

The project was successfully completed, on time, and on budget with excellent results…..no leaks!

Total Project Cost = $202,000.00

Project Name: Presbyterian Hospital of Greenville  – Greenville, Texas, U. S. A.

Owner: Presbyterian Hospital of Greenville – Hunt Hospital District

Director of Support Services: Karan Ellis 903-408-5000 fax 903-408-1699

Director of Plant Services: Danny Reed 903-408-5000 fax 903-408-1009[

Client’s Objectives:

• Roofing and Waterproofing System Selection.
• Design Specifications and Detailing for the Development.
• On-site Field Observation.

Solution:

Flushing Town Centre which later became Sky View Parc is a significant multi-use development in Flushing, NY directly under the flight path of La Guardia Airport. The development encompasses approximately 14 acres of ground area which also reflects the size of the roofing/waterproofing extent. The development has large retail tenants below the podium level and a landscaped activity level above the large retail area and an amenity deck on the multilevel parking structure. Initial condominium and apartment units include three multi-level towers including approximately 448 units. Future towers are designed to accommodate another 619 units.

Working with the design architects, landscape architects, mechanical/electrical/plumbing engineers, and owner/developer representatives, Arnold & Associates, Inc. combined hours of research and analysis of systems into a formal presentation and recommendation on system selection. Once roofing and waterproofing systems were selected, Arnold & Associates, Inc. Senior Consultants integrated the system selections into comprehensive specifications for the project. Working closely with architects with Perkins Eastman, Inc.

Arnold & Associates, Inc. specified all below-grade waterproofing systems which were installed to prevent water migration and contamination into the lower portions of the development. Below grade hydrostatic pressures were reviewed and materials and thicknesses were determined. All below-grade waterproofing systems were installed on the positive side of the structural concrete systems. Products selected were carefully installed at lower structural slabs and piling caps as well as vertical wall conditions below grade. Contractor installation was monitored by Arnold & Associates, Inc. Senior Consultants and manufacturer’s technical representatives to ensure a successful long term solution.

Roofing systems were also chosen and specified by Arnold & Associates, Inc. in collaboration with the Architects of Record, Perkins Eastman of New York. An extensive review of conditions above the large retail space below the podium level created challenges with requirements restricting the number of roof penetrations and drains. The owner/developer envisioned a highly landscaped podium level, and landscape screened areas and grass areas were developed to complement the overall pedestrian experience and design. Waterproofing systems were selected instead of roofing systems due to the extend of landscaping, hardscape, and pedestrian walkways required by the designers. Reflective roofing systems at the three towers required extensive coordination and selection in order to provide the most effective solution to incorporate with mechanical systems and roof penetrations. Arnold & Associates, Inc. also advised and specified deck coating systems and other specific materials and systems including sheet metal flashings.

Overall Phase I of the project is completed with excellent response to the development with major portions of the development occupied and retail spaces leased.

Consultants: Michael L. Cogburn, CSI & William “Bill” Hobgood, III, RRO.

Client’s Objectives:

• Replace existing deteriorated synthetic slate roofing with natural slate in color to match
• Stop leaks in Main Plaza Deck Courtyard Mill Street Plaza Deck and enhance drainage
• Remove Mill Street Plaza Deck raised planter area and install new hydronic snowmelt system and natural flagstone slab design.
• Complete all work before tourist season and minimize the hardship of noise and operational issues

Solution:

Work included separate major contracts for Roofing and Plaza Deck Repair and Restoration. Roofing contract included repair and replacement of 435 squares of existing synthetic steep-sloped roofing areas with natural slate and an extensive leak and waterproofing repair to existing outdoor Plaza Deck areas.

Description of Project 1: Under extreme time constraints and bidding procedures, Arnold & Associates was commissioned to complete Contract Documents, coordinate Owner purchased Vermont Slate, and provide on-site quality observation services on the removal and replacement of 435 squares of slate roofing on a steep-sloped roof system of this five-star hotel in Aspen, Colorado.

The Owner’s requirements for installation required that the slate be installed before winter and the ski season. After extensive contractor qualification interviews, the project was successfully bid and awarded. The project scope included the roof slate removal/replacement on three (3) separate hotel buildings as well as copper sheet metal fabrication work, and a state-of-the-art ice melt system installation.[/vc_column_text][/vc_column_inner][vc_column_inner width=”1/2″][vc_single_image image=”14680″ img_size=”449 x 303″ alignment=”center” image_hovers=”false”][vc_column_text]Total Project Cost = $1.55 million.

Description of Project 2: Under a separate construction contract and a four-week construction schedule, Arnold & Associates, Inc. successfully bid, negotiated, and coordinate the award of construction contracts with a waterproofing contractor to complete plaza deck waterproofing repairs on two separate plaza deck areas of the facility which had been leaking into ballrooms, meeting rooms, and other public spaces below the deck. Work was completed on time and in budget within the operational issues of the hotel. Work included removal and re-installation of existing Colorado flagstone slabs, copper perimeter flashings, and waterproofing membrane. On a separate plaza deck, work included the removal of a large raised planter, waterproofing, filling, and installation of a hydronic snowmelt system.

Total Project Cost = $285,000

Owner: Starwood Hotels & Resorts Worldwide, Inc.

Corporate Director: Mr. David Bray – 602-852-3902

fax: 602-852-0519

Client’s Objectives:

• Provide replacement of existing sealants at the perimeter of windows and control joints
• Provide masonry repair and tuckpointing procedures
• Provide cleaning of existing masonry
• Provide specialized cleaning of anodized aluminum window frames to remove heavy oxidation and staining
• Provide specialized cleaning of window glass to remove streaking which would not clean with typical window cleaning techniques

Solution:

Upon examination of the building, it was noted that to remove existing sealants properly would require excessive grinding of the masonry. The potential of dust entering the hospital rooms due to the grinding was too great. We, therefore, designed the new sealant joints at the perimeter of windows to be installed using extruded silicone spanning over the existing sealant which was allowed to remain in place.

Both the glass and the metal window frames were discolored and stained from lime deposits bleeding out of the precast spandrel panels and from oxidation. The lime deposits were streaked onto the glass and would no longer clean. We recommended the use of a specialized cleaning process for the metal frames utilizing volcanic pumice as an abrasive cleaning agent.

For the glass, we recommended the use of a specialized cleaning process using cerium oxide as a polishing agent to clean the glass.

The total project included the use of silicone sealants and extruded silicone for waterproof joints. The masonry was tuck-pointed, received limited areas of masonry replacement, was cleaned and treated with a clear water-repellant. The windows were wet-glazed with silicone sealant to address the deteriorating neoprene gaskets. The exterior aluminum frames at windows and louvers were cleaned with the specialized process. The exterior glass was cleaned and the project was expanded to also include cleaning of the interior glass panes.

The project was originally budgeted at $416,283.00. Butch’s Waterproofing Company of Houston, Texas, the primary contractor, completed the project within eight months at a final project cost of $373,400.00.

Client’s Objectives:

• Major interior renovation of Administration offices prompted a need to ensure that the roof and exterior wall systems of this 45-year-old building be watertight.
• Update clay roof tile roofing and underlayment and replace damaged tiles.
• Restore exterior masonry wall construction to a water-resistant assembly while verifying the soundness of construction.
• Improve the aesthetic appearance of exterior walls and wall systems.

Solution:

Design Criteria:

• Facility to remain in use during construction.
• Limit all noise, odor, and disturbances to occupants.
• Attempt to match renovation materials with materials of the original building
• Provide compatible and comparable roofing system components with existing conditions.
• Factory Mutual wind uplift requirements should be met.
• Underwriters Laboratories Class A required.

 Scope of Work Included:

• Complete systematic inspection of currently installed clay tile roof shingles and lead-coated copper flashings, removing and replacing broken and cracked tiles, re-anchoring of loose tiles, and securing flashings at roof/wall intersections.
• Seal penetrations at chimney areas on East and west elevations. Remove and replace the metal cap on the East chimney area. Install cap designed to eliminate water infiltration into the chimney flue.
• Remove and replace flashings and membrane roofing at concealed gutters on sloped clay tile roofs
• Installation of wood siding on dormers – install new lead-coated copper flashings as required
• Removal and replacement of cast stone coping sealants; clean and seal cast stone
• Removal and replacement of exterior joints in dissimilar materials including cast stone to brick, stone to stone, window and door sealants, etc. Seal all exterior penetrations.
• Tuckpoint approximately 50% of exterior brick veneer, Repair Cast Stone Cornices, Dentils, Columns, Quoins, Bullnose, and Decorative Trim Pieces.
• Clean and seal cast stone entirely.
• Clean and paint plaster entry soffit.
• Clean and relamp exterior “period” wall mounted light fixtures and seal J-boxes to the wall.
• Replace dry-rotted wood panels and trim and doors/frames; prime and paint to match existing finishes.
• Seal all below-grade penetrations and openings in concrete basement walls, clean areaway drains, and monitor
• corrections.

Architect: Beck (formerly Urban) Architecture, Inc.

Michael Murray, Associate Principal
Mr. Armagan Kartaltepe II
7001 Preston Road Suite 210
Dallas, Texas 75205
phone: 214-522-8494

fax: 214-522-8537

Client: University of North Texas, Denton, Texas

Mr. Fred Pole, Vice President of

Administrative Affairs

Mr. Ray McFarlane, Director of
Physical Plant
P. O. Box 311040
Denton, Texas 76203-1040
Phone: 940-565-2103
Fax: 940-565-4650

Project Cost for Roofing, Masonry Repair, and Waterproofing

Total Project Costs= Approximately $450,000

Client’s Objectives:

• Tower Glass Replacement
• Scenic Elevator Reglaze
• Sundial Restaurant Reglaze
• Skylight Glass Replacement

Solution:

On March 14, 2008, a tornado with wind speeds over 200 mph ripped through Atlanta. The Westin Peachtree Hotel sustained extensive glass damage. 540 glazing units were broken and over 70% of the scenic elevator glass was damaged. 100% of the skylight glass was impacted and 81 rooms were out of service long term. Westin Peachtree Hotel is 723 feet tall with 73 floors and 320 rooms. It is the second tallest hotel in the Western Hemisphere. For this project 6,350 panes of glass were replaced and 800 skylight units.

Arnold & Associates, Inc. conducted an extensive review of the hotel and also developed a comprehensive permit and bid package for correction.

Project challenges included the safety of guests, the general public, and construction personnel, as well as logistics of loading/unloading, materials, and labor transportation. The sequencing of construction was developed to minimize noise/disruption to hotel operations. Five (5) floors were taken out of service at a time as work progressed from top to bottom. The 15-month schedule was completed on time with minimal hotel disruption.

Some of the construction challenges were in working with Skanska Inc and Harmon Inc. making sure the project and all involved followed strict safety guidelines. 100% tie-off for glazers and netting had to be at each window location. The protective film had to be installed on each glazing unit before removal. Swing stages were staged around the entire perimeter and tools had to be tethered to each worker. Pedestrians were protected with low-level netting and pedestrian walkways at street level.

Construction Cost: $22,500,000.00

Administration Building Austin College – Sherman, Texas

Client’s Objectives:

• Evaluate water intrusion issues related to the solid masonry exterior walls of the 1946 building.
• Complete bidding documents for masonry repairs and restoration cleaning.
• Maintain campus budgets and schedules.
• Prevent further water intrusion issues.

Solution:

Arnold & Associates, Inc. completed a thorough evaluation and recommended masonry repairs and cleaning of this 64-year-old solid masonry building.  Extensive repairs and pointing of masonry joints, as well as repairs to sealant joints, cast stone, and other masonry components, were executed by trained waterproofing contractors. Rusting steel lintels above windows were removed/replaced and others were successfully cleaned and painted with rust-inhibiting paint. Building cast stone and brick were cleaned and a high-quality water repellent installed. Exterior windows were cleaned and painted and all exterior ferrous metal components were painted.

The Project was completed on time, and water intrusion issues were successfully mediated.

Final Cost = Approximately $135,000.00

Project Name:

Administration Building-Austin College

Consultant:

Michael L. Cogburn, CSI

Client’s Objectives:

• Provide new roofing to replace existing coal-tar roofing which was more than thirty-five years old
• Provide new roofing for as many buildings as possible. The project listed twenty-three buildings to receive new roofing, but only fourteen were included in the client’s original budgeting before the start of the project.

Solution:

Upon investigation of existing conditions, we found the building to have coal-tar bitumen roofing with gravel surfacing. The roofing had been mopped directly to a perlite-based lightweight fill material placed over structural concrete planks. The existing roofs had no slope for drainage.

The existing conditions allowed gravel to be vacuumed and the existing roofing to remain as a temporary roof. Vermiculite-based lightweight insulating concrete was poured over the existing roofing to provide thermal insulation and sloped to drainage. A two-ply modified bitumen roofing system with a twenty-year manufacturer’s warranty was placed over the lightweight insulating concrete.

We included the budgeted buildings as the base bid to address the differential between the number of roofs that needed new roofing vs. the budgeting restrictions. We allowed each additional building to be bid as an alternate bid item. Since we had been able to design a roofing system that did not require tear-off of existing roofing, the budgeted funds extended further than the fourteen buildings included in the budget.

The original bid allowed roofing of all the budgeted buildings plus a classroom building and the campus kitchen. Before the contract could be awarded, a fire damaged the roof of the main administration building. Since roof replacement of the administration building had been included in the bidding, the required structural repair and roof replacement of this building was also included in the contract.

Near the end of the project, high winds blew a portion of the Central Boiler Building’s roof. Since this building had also been included in the bidding, the new roof for this building was added to the contract, and roof replacement began within five days of the wind damage.

The Project was originally budgeted to reroof fourteen buildings with $693,000.00. Sixteen building roofs were awarded within the original budget. At the completion of the project, Seyforth Roofing Company had installed the new roofing system on eighteen buildings within seven months at a final cost of $814,353.00.

Client’s Objectives:

• Evaluate existing Concrete Decks, Masonry, Siding, Balcony Hand Rails, and Metal Roofing systems. Determine the extent of concrete spalling and facade deterioration, and design a solution to repair the damage and stop the deterioration of the structure. Determine the source of leakage into the below-grade parking garage, and design the waterproofing solutions, and coordinate the sub-consultants responsible for designing the snow-melt system at the front entrance driveway.
• Change, update, and refresh the look of the exterior walls of the hotel. Determine a Probable Summary of Costs for Correction. Complete the project while the Hotel is shut down for the spring and fall seasons.

Solution:

The Sheraton Steamboat was originally built in1980. The resort is located at the base of the Gondola that services the ski mountain. The original wood balcony handrails were is poor condition and gave the hotel a dated appearance. The front entry driveway is located over the parking garage. There were two main issues at play for this portion of the project. First, there were numerous leaks into the parking garage, and it basically rained in the garage year-round. The other issue was the shoveling and melting of snow around the entrance walkway and to the shops and ancillary buildings and the excessive amount of labor that it took to keep the area cleaned for the guests to safely pass.

Arnold and Associates, Inc., William G. Hobgood, III, RRO, conducted an extensive review of the hotel facility focusing on the deterioration of the concrete balcony decks, masonry, balcony handrails, and the front entrance drive and parking garage of the Resort. Arnold & Associates, coordinated with the Owner’s Architect and the snow-melt system design team to produce the contract documents.

A new color scheme was devised for the property, as well as a new balcony handrail design, the project was put out to bid. The project was started in August of 2008 and completed in several phases by the end of May of 2010.Probable Cost = Approximately $3,225,000.00.

Project Name: Sheraton Steamboat Springs –Steamboat Springs, Colorado

Owner: Starwood Hotels & Resorts Worldwide,

General Manager: John Curnow 970-871-6100

Director of Engineering: Pat Lichenstein

Client’s Objectives:

Evaluate and direct the roofing projects on multiple buildings on the University campus.

Scarification of the existing SPF roofing system.

Solution:

Over the last ten (10) years, The University of Texas Southwestern Medical Center at Dallas has enlisted the professional services of Arnold & Associates, Inc. to evaluate and direct the roofing projects on multiple buildings on the University campus. Demolition of the existing SPF Roofing system was considered but was not taken due to the significant savings of reconditioning the existing SPF roofing systems. New silicone coatings used for all roof projects provide long term durability and protection from UV light degradation.

Projects consisted of scarification of the existing SPF roofing system and installing additional thickness of polyurethane foam and silicone coating system. Systems installed were completed during regular business hours and weekends with strict coordination with Engineering Staff due to highly sensitive building occupants.

Arnold & Associates, Inc. has provided waterproofing services as well as roofing design/documentation services for multiple other projects on campus through the Physical Plant.

Final Cost = Approximately $1.5M

Project Name: The University of Texas Southwestern Medical

Center at Dallas

Consultant: Michael L. Cogburn, AIA, CSI