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2022.0920.TCWS.Packet
NOTICE OF MEETING WORK SESSION FOUNTAIN HILLS TOWN COUNCIL Mayor Ginny Dickey Vice Mayor Gerry Friedel Councilmember Sharron Grzybowksi Councilmember Alan Magazine Councilmember Peggy McMahon Councilmember Mike Scharnow Councilmember David Spelich TIME:WORK SESSION TO CONVENE IMMEDIATELY FOLLOWING THE REGULAR MEETING WHEN:TUESDAY, SEPTEMBER 20, 2022 WHERE:FOUNTAIN HILLS COUNCIL CHAMBERS 16705 E. AVENUE OF THE FOUNTAINS, FOUNTAIN HILLS, AZ Councilmembers of the Town of Fountain Hills will attend either in person or by telephone conference call; a quorum of the Town’s various Commission, Committee or Board members may be in attendance at the Council meeting. Notice is hereby given that pursuant to A.R.S. §1-602.A.9, subject to certain specified statutory exceptions, parents have a right to consent before the State or any of its political subdivisions make a video or audio recording of a minor child. Meetings of the Town Council are audio and/or video recorded and, as a result, proceedings in which children are present may be subject to such recording. Parents, in order to exercise their rights may either file written consent with the Town Clerk to such recording, or take personal action to ensure that their child or children are not present when a recording may be made. If a child is present at the time a recording is made, the Town will assume that the rights afforded parents pursuant to A.R.S. §1-602.A.9 have been waived. AGENDA 1.CALL TO ORDER – Mayor Ginny Dickey 2.ROLL CALL – Mayor Dickey 3.REGULAR AGENDA A.Allana Buick and Bers will be presenting its Preliminary Observation Report related to water/moisture intrusion issues at the Community Center. 4.ADJOURNMENT CERTIFICATE OF POSTING OF NOTICE CERTIFICATE OF POSTING OF NOTICE The undersigned hereby certifies that a copy of the foregoing notice was duly posted in accordance with the statement filed by the Town Council with the Town Clerk. Dated this ______ day of ____________________, 2022. _____________________________________________ Linda G. Mendenhall, MMC, Town Clerk The Town of Fountain Hills endeavors to make all public meetings accessible to persons with disabilities. Please call 480-816-5199 (voice) or 1-800-367-8939 (TDD) 48 hours prior to the meeting to request a reasonable accommodation to participate in the meeting or to obtain agenda information in large print format. Supporting documentation and staff reports furnished the Council with this agenda are available for review in the Clerk's Office. Town Council Work Session of September 20, 2022 2 of 2 ITEM 3. A. TOWN OF FOUNTAIN HILLS STAFF REPORT Meeting Date: 09/20/2022 Meeting Type: Town Council Work Session Agenda Type: Public Appearances/Presentations Submitting Department: Public Works Prepared by: Justin Weldy, Public Works Director Staff Contact Information: Justin Weldy, Public Works Director Request to Town Council Work Session (Agenda Language): Allana Buick and Bers will be presenting its Preliminary Observation Report related to water/moisture intrusion issues at the Community Center. Staff Summary (Background) As part of the renovation project for the Community Center in 2021, staff made detention basin improvements outside the main public entrance to prevent water from seeping into the building, a previously known issue. Staff also evaluated other methods of addressing moisture below the foundation of the building, including a vapor moisture barrier. This resulted in a specialized glue designed and certified to resist moisture and to provide similar protection to floor coverings like a vapor moisture barrier, but at a considerable cost savings. Unfortunately, during the renovation project, heavy rain events brought to light other water intrusion issues that were previously unknown or thought to be linked to the issues outside the main entrance area. Due to these concerns, staff began searching for firms in December 2021 to help evaluate and recommend solutions to these issues. After going through a selection process, the town secured the services of Allana, Buick and Bers, Inc (ABB) in March 2022 for water testing and limited destructive investigations. The firm performed water testing of windows, doors and adjacent hardscape at the facility. Numerous widespread issues were noted, dating back to original improper construction methods, including the lack of pan flashings on door assemblies and deficient weather-stripping assemblies that have resulted in extensive water-related damage to the gypsum sheathing and rusting of the metal tracks. It was also noted that the exterior hardscape is improperly sloped toward the building, contributing to storefront window leakage. Allana, Buick and Bers prepared the attached Preliminary Observation Report. The report outlines its findings, and this assessment will be presented by staff from Allana Buick and Bers, who will facilitate a discussion regarding the next steps in addressing the water intrusion issues at the Community Center. Attachments Final Report PowerPoint Form Review Inbox Reviewed By Date Public Works Director (Originator)Justin Weldy 09/12/2022 04:54 PM Town Manager Grady E. Miller 09/13/2022 10:34 AM Form Started By: Justin Weldy Started On: 09/06/2022 04:47 PM Final Approval Date: 09/13/2022 PALO ALTO / SACRAMENTO / LOS ANGELES / IRVINE / SEATTLE / HONOLULU / SAN DIEGO 800.378.3405 / WWW.ABBAE.COM June 14, 2022 Preliminary Observation Report Fountain Hills Community Center 13001 N. Montana Dr. Fountain Hills AZ. 85268 Prepared for: Mr. Steve Bartlett RCFM, SFP Facilities Supervisor ABB Job #22-7272.01 1 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Table of Contents Table of Contents ..................................................................................................................................................... 1 Executive Summary………………………………………………………………………………………………………….2 Testing Location Map .............................................................................................................................................. 4 Testing Results Table .............................................................................................................................................. 5 Leak and Damage Observations ............................................................................................................................ 8 Limitations .............................................................................................................................................................. 11 Findings .................................................................................................................................................................. 12 Photo Documentation Section Per Location ....................................................................................................... 13 Preliminary General Repair Recommendations ................................................................................................. 48 This space was intentionally left blank 2 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Executive Summary: Allana Buick & Bers, Inc. (ABB) is pleased to present our preliminary observation report to The Town of Fountain Hills Community Center in care of (Mr. Steve Bartlett) herein referred to as (FHCC). The Town of Fountain Hills has retained ABB to investigate and perform window, door and adjacent hardscape water testing at the Fountain Hills Community Center located in Fountain Hills, AZ. for existing and reported leaks, damages, and existing condition observations. The testing was performed on May 24-25, 2022. In addition to the testing ABB also performed a brief visual survey of the roofs as a courtesy to FHCC. The Fountain Hills Community Center is a 1-story 25,000 square foot recreational center located in central Fountain Hills Arizona. The foundation of the building is believed to be a concrete slab on grade that extends beyond the footprint of the building with adjacent concrete flatwork walkways. The exterior walls are constructed with CMU blocks with a cement board anchored over the walls, and a synthetic stucco installed over the exterior wall cement board. Two types of columns exist between the windows. The columns are constructed of solid cast concrete and furred steel framing. Old Castle Storefront windows and doors are installed hard on the slab at the building perimeters. The elevated windows consist of punched fixed windows also believed to be manufactured by Old Castle. The roof is a low-sloped roof with roof drains and secondary scupper drainage provisions with a polyurethane foam roof covering. The community center has several rooms accommodating the general local public. The rooms consist of Ballrooms, Meeting Rooms, Patios, a common area Lobby and common area exterior benches and walking trails. The Fountain Hills Community Center has several amenities within the boundaries of the development that include, but are not limited to: Amenities and Recreational Activities Include: • Public Outdoor Seating Areas and Covered Patios • Ample Parking • Guest Services and Scheduled Activities Summary of Findings: Based upon our extensive testing and observed replicated leakage the window and door assemblies have failed as a result of improper integration and installation of the sill cans. The vertical mullions of the window assembly do not nest inside of a sill can and thus water easily leaks into the interior at the vertical mullions. Extensive water related damage to the gypsum sheathing was observed and the metal tracks are rusting as well due to the ongoing leakage. This problem is widespread throughout the building perimeter. Additionally, the door assemblies lack pan flashings and weatherstripping assemblies are deficient allowing water into the interior as well. Additional issues are as follows: 1) Existing hardscape slopes towards the windows and walls which contributes to the storefront window leakage. 2) Misc. sealant failures at building columns and windows 3) Roof assemblies are in need of a new roof coating system and targeted repairs, including proper flashing of existing electrical penetrations Item Requiring Further investigation: 1) Non-window/door related moisture intrusion issue through the slab. Possibly due to plumbing leak related issues. Recommendations: (See Pages 48-49 for detailed Repair Descriptions) Nothing short of complete removal and replacement of the window and door assemblies will resolve the ongoing leakage. Any type of sealant or coating repair would be short-term at best and would require extensive maintenance and no guarantee that these repairs would be successful. Additionally, any water related damage would remain in an unrepaired condition. Included in the scope of work would be demolition and replacement of reverse sloped hardscaping, sealants, and repair of interior drywall finishes and framing. Costs for this repair are not included at this time. 3 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Fountain Hills Community Center Macro Photo: This space was intentionally left blank 4 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Testing Location Map: This space was intentionally left blank 5 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Testing Results Table: Typical Window Water Testing *Open hose testing- Placement of hose adjacent to the tested specimen directed away from the specimen. Testing times varied based on leaking and existing conditions. * Spray rack testing- 24 PSI at 12” away from the specimen. Testing times varied based on leaking and existing conditions. Testing Locations Type(s) of Testing Performed Results of Test Mode of Failure Failure Time 1 1. Open hose testing at flatwork adjacent to Storefront Window Assembly. 2. Spray Rack Testing at window assembly. 1.Leak 2. Leak Leaking below the window assembly. Exterior wall cladding and window product leaking into wall cavities replicating existing water stains. 10 min. into test 2 1. Open hose testing at flatwork adjacent to Storefront Window Assembly. 2. Spray Rack Testing at window assembly. 1.No Leak 2. Leak Window product leak at vertical mullions into wall cavities replicating existing water stains. 1 min. into spray rack test 3 Spray Rack Testing at window and door assemblies. Leak at window and door Window and door product leaks. Window leaks at vertical mullions onto finished floors. Operable door leaks. 5 min. into spray rack test 4 Spray Rack Testing at window and door assemblies. Leak at window and door Window and door product leaks. Window leaks at vertical mullions onto finished floors. Operable door leaks. 3 min. into spray rack test 6 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Testing Locations Type(s) of Testing Performed Results of Test Mode of Failure Failure Time 5 Spray Rack Testing at window assembly. Leak at window Window product leaks. Window leaks at vertical mullions and sill receptors onto finished floors. 1 min. into spray rack test 6 Spray Rack Testing at window assembly. Leak at window Window product leaks. Window leaks at vertical mullions finished floors. 11 min. into spray rack test 7 Spray Rack Testing at window and door assemblies. Leak at door Door product leaks. Door leaks over threshold approx. 15’ into interior finished floor. Test terminated at 5-min. due to excessive water intrusion. 4 min. into spray rack test 8 Spray Rack Testing at window and door assemblies. Leak at window and door Door leaks over threshold. Window product leaks. Window leaks at vertical/horizontal mullions onto finished floors. Test terminated at 10-min. due to excessive water intrusion. Door leak at 1 min. into test Window leak 10 min. into spray rack test 9 Spray Rack Testing at window assembly. Leak at window Window product leaks. Window leaks at vertical/horizontal mullions onto finished floors. 1 min. into spray rack test 10 Spray Rack Testing at window assembly. Leak at window Window product leaks. Window leaks at vertical/horizontal mullions onto finished floors. Test terminated at 10-min. due to excessive water intrusion. 7 min. into spray rack test 11 Spray Rack Testing at window assembly. Leak at window Window product leaks. Window leaks at vertical/horizontal mullions onto finished floors. Note: IGU failure observed. 6 min. into spray rack test 12 Spray Rack Testing at window assembly. Leak at window Window product leaks. Window leaks at vertical/horizontal mullions onto finished floors. Note: IGU failure observed. Test terminated at 10-min. due to excessive water intrusion. 7 min. into spray rack test 13 Spray Rack Testing at window assembly. Leak at window Window product leaks. Window leaks at vertical/horizontal mullions onto finished floors. Terminated test at 5-min. due to excessive interior water intrusion. 3 min. into spray rack test 14 Spray Rack Testing at door assembly. Leak at window Door product leaks. Leaking over threshold and at windows within the door assembly at the glazing stops. Test terminated at 6-min due to excessive interior water intrusion. 1 min. into spray rack test 15 1. Open hose testing at main entry door assembly. 2. Spray Rack Testing at door assembly. 1.No leak 2. Leak at door 1. No leaking observed at open hose testing. 2. Leaking of the doors at both sides under the threshold conditions. Spray rack test terminated at 6-min. due to excessive water intrusion. 1. Test duration 15- min. 2. Leaking at left side of door at 2-min. into test. Leaking at right side of door at 2-min. into test 7 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Testing Locations Type(s) of Testing Performed Results of Test Mode of Failure Failure Time 16 Spray Rack Testing at window assembly. Leak at window Window product leaks. Window leaks at vertical/horizontal mullions onto finished floors. 14 min. into spray rack test 17 Spray Rack Testing at window and door assemblies. Leak at window and door Window product and door leaks. Window leaks at vertical/horizontal mullions onto finished floors. Door corner threshold leaks. Test terminated at 1-min. due to excessive water intrusion. 1 min. into spray rack test 18 Spray Rack Testing at window assembly. Leak at window Window product leaks. Window leaks at vertical/horizontal mullions onto finished floors. Test terminated at 6-min. due to excessive water intrusion. 6 min. into spray rack test 19 Spray Rack Testing at window assembly. Leak at window Window product leaks. Window leaks at vertical/horizontal mullions onto finished floors. Test terminated at 5-min. due to excessive water intrusion. 4 min. into spray rack test 20 Spray Rack Testing at window assembly. Leak at window Window product leaks. Window leaks at vertical/horizontal mullions onto finished floors. Test terminated at 8-min. due to excessive water intrusion. 4 min. into spray rack test 21 Spray Rack Testing at window assembly. Leak at window Window product leaks. Window leaks at vertical/horizontal mullions onto finished floors. Test terminated at 6-min. due to excessive water intrusion. 5 min. into spray rack test 22 Spray Rack Testing at window assembly. Leak at window Window product leaks. Window leaks at vertical/horizontal mullions onto finished floors. Test terminated at 6-min. due to excessive water intrusion. 3 min. into spray rack test 23 Spray Rack Testing at window assembly. Leak at window Window product leaks. Window leaks at vertical/horizontal mullions onto finished floors. Test terminated at 5-min. due to excessive water intrusion. 4 min. into spray rack test 24 Open hose testing at Senior Service Office Patio Slab Leak at door Leaking under door threshold. No spay rack test due to voids in the door assembly. 30 min. into open hose test This space was intentionally left blank 8 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Leak and Damage Observations: Photo #1: Excessively rusted framing members and water related damage within the wall cavity Photo #2: Excessively rusted framing members within the wall cavity Water related damage on backside of the exterior cement board Purple on the hydration paper indicates liquid water 9 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #3: Leaking over door threshold Photo #4: Damaged gypsum board adjacent to window assembly Bioorganic growth at interior gypsum board sill condition 10 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #5: Damaged gypsum board adjacent to window assembly Photo #6: Damaged gypsum board adjacent to door assembly Water related damage at interior gypsum board sill condition Bioorganic growth at interior gypsum board sill condition 11 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Limitations: This investigation is based on limited visual observations, water testing and limited destructive testing. Observations were limited to above and exterior walls, roofs, windows, doors, and adjacent hardscapes, provided by the Town of Fountain Hills, and coordinated by Steve Bartlett. Other building components were not reviewed or inspected. This observation report is based on limited investigation as authorized by the client or client’s authorized representative and as proposed in the agreement. ABB is not responsible for the work product of other consultants working on this project such as cost estimators, mechanical engineers, Geotech engineers, or any other consultants retained by the client, as applicable. The investigation and resulting observation report is not exhaustive and is limited to the scope and budget provided. This document may be client privileged and is not intended for the use for construction, or for preparing construction documents, bidding, or design. Preparation of construction documents may require additional investigation, design development and engineering which may be beyond the scope of this investigation. The client, and their representatives, as applicable, agree to hold ABB harmless from use of this report for any other purpose other than what it was intended. This document is only intended for client use. This space was intentionally left blank 12 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Findings: 1.0 Storefront Window Assemblies 1.01 Storefront window products fail to manage water and leak a. Vertical mullions are continuous and do not sit in sill cans b. Lack of sill cans resulting in lack of controlled discharge c. Window products lack weep provisions d. Window mullions are dry set (joints leak) e. Short window gaskets f. Windows lack pan-flashings g. Damaged and disbonded window sealants h. Permanent failure of insulating glass units (IGU Failure) 2.0 Storefront Door Assemblies 2.01 Storefront door products fail to manage water and leak a. Reverse slope at door thresholds b. Door perimeters fail to manage water and leak c. Door assemblies lack pan-flashings d. Door glazing pockets fail to manage water and leak e. Daylight at door/jamb assemblies 3.0 Exterior Hardscapes 3.01 Reverse slope at outboard interior concrete slab (interior slab carries through to exterior) 3.02 Reverse slope at exterior flatwork (ponding) 3.03 Lack of area drains 3.04 Failed sealant at exterior columns 3.05 Lack of weather drop at exterior wall to hardscapes 4.0 Low-Sloped Roofs (Polyurethane Spray Foam) 4.01 Damaged roof coatings a. Blistered roof coatings b. Cracked roof coatings c. Failed roof coatings at penetration perimeters d. Bird damages at roof coatings 4.02 Debris build up at drain perimeters 4.03 Electrical feeds lack flashing jacks 4.04 Deteriorated line set insulation 4.05 Lack of upper roof access ladder 5.0 Interiors 5.01 Excessive Interior Slab Moisture 13 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo Documentation Per Location: Photos 1-46 Water Testing Results- Photo #1: Location #1- Window product leaking into concealed spaces Photo #2: Location #1- Window product leaking into concealed spaces 14 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #3: Location #2- Window product leaking into concealed spaces Photo #4: Location #2- Window product leaking onto finished floors Existing staining at interior finished floor and rusted and damaged framing and gypsum board finishes 15 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #5: Location #3- Window product leaking onto finished floors Photo #6: Location #3- Window product leaking onto finished floors The vertical window mullions are continuous, drain onto the finished floors and does not sit in a sill can/receptor. Sill can should be continuous as opposed to vertical mullion 16 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #7: Location #4- Window mullion leaking at fixed window panel Photo #8: Location #4- Storefront door leaks at sill condition 17 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #9: Location #5- Existing staining at Storefront windowsill Photo #10: Location #5- Leaking at Storefront window assembly at the sill condition The leaking observed at the window assembly replicated the existing staining 18 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #11: Location #6- Leaking at Storefront window assembly at the sill condition Photo #12: Location #7- Leaking at Storefront door assembly Leaking of the door migrated +9-feet into the interior 19 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #13: Location #8- Leaking at Storefront door assembly/vertical window mullion Photo #14: Location #8- Leaking at vertical window mullion 20 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #15: Location #9- Existing staining at window mullions Photo #16: Location #9- Leaking at vertical mullions Existing water staining 21 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #17: Location #10- Window water testing Photo #18: Location #10- Leaking of the window assembly vertical mullion 22 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #19: Location #11- Leaking of the window assembly vertical mullion Photo #20: Location #11- Leaking of the window assembly vertical/horizontal mullions 23 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #21: Location #12- IGU failure. Moisture between the panes Photo #22: Location #12- Leaking of the window gaskets IGU Failure 24 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #23: Location #13- Existing staining at the interior glazing Photo #24: Location #13- Leaking of the window vertical mullions onto interior finished floor 25 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #25: Location #14- Leaking at the glazing stops of the Storefront door assembly Photo #26: Location #14- Leaking at the glazing stops of the Storefront door assembly 26 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #27: Location #15- Daylight at the main entry door assembly. Lack of weatherstripping. Photo #28: Location #15- Leaking over the door threshold 27 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #29: Location #15- Leaking of the door’s vertical mullion Photo #30: Location #16- Leaking of the window vertical mullion 28 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #31: Location #17- Leaking of the window vertical/horizontal mullion Photo #32: Location #17- Leaking of the window vertical/horizontal mullion onto the interior finished floor 29 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #33: Location #18- Leaking of the window vertical mullion onto the interior finished floor Photo #34: Location #18- Leaking of the window vertical/horizontal mullion 30 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #35: Location #19- Leaking of the window vertical/horizontal mullion Photo #36: Location #19- Leaking of the window vertical mullion onto the finished interior floor 31 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #37: Location #20- Typical window test Photo #38: Location #20- Window mullions are leaking into the interior 32 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #39: Location #21- Daylight observed at Storefront door strike plate Photo #40: Location #21- Window mullions fail to manage water and leak 33 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #41: Location #22- Window mullions fail to manage water and leak onto finished interior floor Photo #42: Location #22- Window vertical/horizontal mullions fail to manage water and leak 34 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #43: Location #23- Window vertical mullions fail to manage water and leak onto interior finished floor Photo #44: Location #23- Window vertical/horizontal mullions fail to manage water and leak 35 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #45: Location #24- Open hose testing at the patio at the Senior Center Office Photo #46: Location #24- leaking over the threshold at the Senior Center Office 36 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photos 47-56 Other Observed Conditions- Photo #47: Reverse slope at foundation that extends beyond the window assemblies Photo #48: Failed and disbonded exterior sealant joints at sill condition 37 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #49: Short window gaskets Photo #50: Short and missing window gaskets 38 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #51: Lack of weather drop at exterior walls/hardscapes Photo #52: Lack of weather drop at exterior walls/hardscapes 39 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #53: Exterior window mullion joints are not sealed Photo #54: Failed and delaminated exterior sealant joints adjacent to columns 40 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #55: Reverse slope and ponding at the Senior Center Office patio Photo #56: Reverse slope and ponding at the Senior Center Office patio 41 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photos 57-68 Roof Observations Photo #57: Polyurethane foam roof coating is blistering Photo #58: Polyurethane foam roof coating exhibits micro-cracking. 42 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #59: Polyurethane foam roof coating is cracking Photo #60: Polyurethane foam roof coating is cracking 43 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #61: Polyurethane sealant is failing at penetration perimeters Photo #62: Polyurethane sealant is failing at penetration perimeters 44 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #63: Polyurethane foam roof coating is bird damaged Photo #64: Roof drains are obstructed with debris 45 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #65: Electrical penetrations lack flashing jacks and open to rain. Photo #66: Electrical penetrations lack flashing jacks and open to rain Conduit is damaged and promotes water to bypass the roof coatings 46 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photo #67: Failed and damaged line set insulation Photo #68: Recommend attached access ladder for roof area over lobby 47 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Photos 69-70 Interior Observations Photo #69: Excessive slab moisture at the main hallway. Unrelated to the windows. Possible plumbing leak. Photo #70: Excessive slab moisture at the kitchen floor. Unrelated to the window leaks. Possible plumbing Related leak issue. 48 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. Preliminary General Repair Recommendations: *Note Repair Recommendations are subject to change during the design phase of the project. General Requirements: • Retain a professional designer as required to provide a full set of construction documents. • Acquire all the required permitting prior to the start of any work. • Acquire all special inspection agencies as required to fulfill the local jurisdiction requirements. • Protect all adjacent surfaces prior to beginning any work. • Protect all furnishings and finished flooring during the work. • Properly sequence all repair recommendations with other repair recommendations outlined throughout this report. • Provide high lift access for demolition outlined throughout this report. • Provide Barricades and occupant protection measures as required. • Identify utilities prior to performing earth work. • Provide temporary facilities including, but not limited to, restrooms, hand washing stations, rubbish dumpsters, and material storage facilities. • All new installations are to be per the design drawings, local code requirements and manufacturer’s published specifications and installation guidelines. 1.0-2.0 Storefront Windows and Doors: a. Protect interior window rough openings during the window/door removal process. b. Remove adjacent claddings, WRB, etc. to access the window/door fastening anchors. c. Remove and dispose of the existing window/door assemblies in their entirety. d. Scan the existing concrete slab at the window rough openings for structural steel reinforcing bars. Mark the slab where structural slab steel members are identified. e. Install new concrete curbing at the rough opening windowsill conditions. New curbing shall be a minimum of 4-inches on height and doweled into the existing slab at appropriate intervals. f. Once the concrete has cured and is found acceptable install new window perimeter flashings (including shop fabricated pan-flashings) and new Storefront window assemblies into the rough openings per the manufacturer’s published specifications and installation guidelines. g. Install new sloping compound at the door rough openings to the foundation edges to achieve proper drainage away from the doors. Note: new sloping compound is to be compliant with ADA requirements. h. Once the sloping compound has cured install new fully soldered shop fabricated pan-flashings with proper slope and proper back leg and end dam dimensions. Note: new pan-flashings are also to be ADA compliant. Install the new thresholds as required with proper slope towards the exterior of the building. i. Re-install/Install new surrounding exterior claddings at windows and doors as required per the manufacturer’s published specifications and installation guidelines. j. Install new fluid applied waterproofing membrane at the new concrete curb cold joints at the window rough openings, allow the waterproofing membrane to cure. k. Once the waterproofing membrane has cured, install new modified cement with polymer sloping compound abutting the new curb, sloping out to the slab edge, to achieve positive drainage away from the building’s footprint. This space was intentionally left blank 49 Preliminary Observation Report Fountain Hills Community Center June 14, 2022 © 2022 Allana Buick & Bers, Inc. 3.0 Exterior Hardscapes: (Main Entrance, East Rear Main Entrance, Glass Hall, East Patio, and Senior Service Offices). a. Survey 100% of the concrete flatwork where it abuts the interior slab for proper slope. b. Where improper slope is observed remove and dispose of the existing concrete flatwork. c. Install new area drains as required with proper drainpipe slope, tie-in to existing drains per the manufacturer’s published specifications and installation instructions. During backfill protect the drain/lines as required. d. Properly prepare the base soils and grade as required to achieve positive slope away from the building and directed to the existing and added drainage planes. e. Install new concrete flatwork and/or pavers as required per the local jurisdiction’s approved mix. f. Once the concrete and drain installations have been completed remove and dispose of 100% of the exterior base to wall sealants. Install new sealants per the manufacturer’s published specifications and installation guidelines. 4.0 Low-Sloped Roofs (Polyurethane Spray Foam) a. Inspect 100% of the roof surfaces for damaged roof coatings. Damages include, but are not limited to, blisters, cracks, failed and delaminating coatings and bird damaged coatings. Where damaged coatings are observed cut out and dispose of the damaged coatings. b. Install new roof coating system. c. Inspect 100% of the electrical feeds for lack of flashing jacks and/or damaged conduit. Where flashing jacks have been omitted cut out and dispose of the existing coatings at the electrical feed perimeters. d. Install new electrical feed flashing jacks and fasten to the roof deck as required to achieve a stable flashing jack mechanical connection to the existing roof deck. e. Install new polyurethane roof coatings at the electrical feed perimeters per the manufacturer’s published specifications and installation guidelines. f. Inspect 100% of the line set insulation for damaged, deteriorated and UV exposed line set insulation. Where damaged insulation is observed remove and dispose of the insulation. g. Install new insulation to completely encapsulate the existing line sets. Wrap new insulation with a UV protective tape to completely cover the new insulation. h. Remove and dispose of 100% of the debris around the existing roof drains. i. (Optional) install new roof ladder from the lower roof to the upper roof per the manufacturer’s published specifications and installation guidelines. 5.0 Interiors a. Excessive interior slab moisture- Further investigation required. Town of Fountain Hills Community Center September 2022 Presented by: Eugene Buick, PE, COO, Senior Principal Copyright 2022 Allana Buick & Bers, Inc.Town of Fountain Hills Community Center-Preliminary Findings Fountain Hills Community Center 2 Copyright 2022 Allana Buick & Bers, Inc.Town of Fountain Hills Community Center-Preliminary Findings Project Background •Built in 2001 •Interior Remodel in October 2021 3 Copyright 2022 Allana Buick & Bers, Inc.Town of Fountain Hills Community Center-Preliminary Findings Investigation Timeline •ABB was contacted by the Town of Fountain Hills in February of 2022. The Town of Fountain Hills made ABB aware of ongoing water intrusion at the Community Center caused by the building’s elevation,windows and doors. •On May 24th ABB meet with the Town of Fountain Hills and walked the community center.During the walk it was evident that the building itself is sitting lower than the adjacent walkways and the windows and doors have been leaking for quite some time. •On May 24th and 25th ABB performed visual observations,water testing and limited destructive testing at the windows,doors and adjacent finished interior assemblies. 4 Copyright 2022 Allana Buick & Bers, Inc.Town of Fountain Hills Community Center-Preliminary Findings Window and Door Testing Locations 5 Copyright 2022 Allana Buick & Bers, Inc.Town of Fountain Hills Community Center-Preliminary Findings Typical Front Elevation 6 Typical Window Assembly Typical Door Assembly Copyright 2022 Allana Buick & Bers, Inc.Town of Fountain Hills Community Center-Preliminary Findings Windows 7 Copyright 2022 Allana Buick & Bers, Inc.Town of Fountain Hills Community Center-Preliminary Findings Why Do the Windows Leak ? Storefront window products fail to manage water and leak a.Vertical mullions are continuous and do not sit in sill cans b.Lack of sill cans resulting in lack of controlled discharge c.Window products lack weep provisions d.Window mullions are dry set (joints leak) e.Short window gaskets f.Windows lack pan-flashings g.Damaged and disbonded window sealants h.Permanent failure of insulating glass units (IGU Failure) 8 Copyright 2022 Allana Buick & Bers, Inc.Town of Fountain Hills Community Center-Preliminary Findings Typical Window Water Testing 9 Copyright 2022 Allana Buick & Bers, Inc.Town of Fountain Hills Community Center-Preliminary Findings Window Frame Leaks 10 Copyright 2022 Allana Buick & Bers, Inc.Town of Fountain Hills Community Center-Preliminary Findings Windows Leak at the Bottoms of the Assemblies 11 Copyright 2022 Allana Buick & Bers, Inc.Town of Fountain Hills Community Center-Preliminary Findings Window Corner and Bottom of Window Leaks 12 Copyright 2022 Allana Buick & Bers, Inc.Town of Fountain Hills Community Center-Preliminary Findings Several Window Components Leaking Causing Excessive Water Intrusion 13 Copyright 2022 Allana Buick & Bers, Inc.Town of Fountain Hills Community Center-Preliminary Findings Doors 14 Copyright 2022 Allana Buick & Bers, Inc.Town of Fountain Hills Community Center-Preliminary Findings Why Do the Doors Leak ? Storefront door products fail to manage water and leak a.Reverse slope at door thresholds b.Door perimeters fail to manage water and leak c.Door assemblies lack pan-flashings d.Door glazing pockets fail to manage water and leak e.Daylight at door/jamb assemblies 15 Copyright 2022 Allana Buick & Bers, Inc.Town of Fountain Hills Community Center-Preliminary Findings Reverse Slope at Thresholds 16 Copyright 2022 Allana Buick & Bers, Inc.Town of Fountain Hills Community Center-Preliminary Findings Storefront Double Doors Leak 17 Voids at door meeting rails and door sweeps Copyright 2022 Allana Buick & Bers, Inc.Town of Fountain Hills Community Center-Preliminary Findings Doors Leak Well into the Walking and Seating Areas 18 Copyright 2022 Allana Buick & Bers, Inc.Town of Fountain Hills Community Center-Preliminary Findings Doors Leak into Concealed Wall Spaces 19 Copyright 2022 Allana Buick & Bers, Inc.Town of Fountain Hills Community Center-Preliminary Findings Door Frames Leak 20 Copyright 2022 Allana Buick & Bers, Inc.Town of Fountain Hills Community Center-Preliminary Findings Doors Leak Under Thresholds 21 Copyright 2022 Allana Buick & Bers, Inc.Town of Fountain Hills Community Center-Preliminary Findings Exterior Observations 22 Copyright 2022 Allana Buick & Bers, Inc.Town of Fountain Hills Community Center-Preliminary Findings Reverse Slope at Exterior Slabs 23 Copyright 2022 Allana Buick & Bers, Inc.Town of Fountain Hills Community Center-Preliminary Findings Failed Sealants 24 Copyright 2022 Allana Buick & Bers, Inc.Town of Fountain Hills Community Center-Preliminary Findings Short Window Gaskets 25 Copyright 2022 Allana Buick & Bers, Inc.Town of Fountain Hills Community Center-Preliminary Findings Ponding Water Adjacent to Walls and Doors 26 Copyright 2022 Allana Buick & Bers, Inc.Town of Fountain Hills Community Center-Preliminary Findings Damaged Interior Gypsum Board 27 Copyright 2022 Allana Buick & Bers, Inc.Town of Fountain Hills Community Center-Preliminary Findings Next Steps 28 Copyright 2022 Allana Buick & Bers, Inc.Town of Fountain Hills Community Center-Preliminary Findings Preliminary Recommendations Retain a licensed Architect experienced in exterior building renovations to develop a repair scope that includes the following: 1.Replacement of the window and door assemblies. 2.Installation of waterproofing and sheet metal flashings. 3.Targeted repair of exterior wall cladding assembly and proper integration of flashings 4.Repairs to interior finishes 5.Replacement of portion of exterior hardscape and installation of additional drainage to manage rainwater more effectively. 29 Copyright 2022 Allana Buick & Bers, Inc.Town of Fountain Hills Community Center-Preliminary Findings Thank You 30