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This presentation was initially provided at the 2021 Virtual Spring Symposium The need for office space declines as existing offices have become more efficiently designed and telecommuting becomes more common. The recent COVID-19 pandemic exacerbated the challenges facing offices and created unexpected opportunities. At the same time, the demand for high-density housing within urban centers continues to increase. These factors have created opportunities to utilize adaptive reuse as a strategy to convert underutilized office and industrial buildings into residential housing. Adaptive reuse projects can result in distinctive and attractive housing options while at the same time posing a myriad of unique building design and construction challenges. This presentation will focus on design solutions intended to address the unique building enclosure challenges posed by these projects. Presenters will draw from their professional experience designing and investigating both within and outside of litigation the challenges associated with adaptive reuse in order to offer risk mitigation techniques. Presenters will also show how various computer modeling programs and testing protocols can be used to analyze the existing building and assist in the building conversion design. This presentation is intended for building owners, designers, enclosure consultants, and contractors to identify problems and solutions. The presentation will contain one design case study and one litigation case study. Erica Reynolds, PE McGinnis Chen Associates, Inc. | Long Beach, CA Erica Reynolds is a registered professional engineer in the state of California and an associate at McGinnis Chen Associates. She heads MCA’s Southern California office, based out of Long Beach. Reynolds joined the firm in 2013 and has managed numerous design projects and performed investigation and evaluation on many building assembly systems, including roofing, plaza decks, exterior wall assemblies, and skylights. Reynolds earned a bachelor’s degree in civil engineering from Cal Poly San Luis Obispo and a master’s degree in structural engineering from the University of Southern California. Tracy Myers, RRO, AIA, LEED AP Myers Consulting | Huntington Beach, CA Tracy Myers is the president and founder of Myers Consulting. Her Southern California-based practice focuses on issues related to building enclosure performance, forensic architecture, and expert witness services. Myers has over 29 years of experience in traditional and forensic architecture, building enclosure investigation, peer review, quality assurance, building codes, and roofing design and investigation. She provides sworn testimony on behalf of both the defense and plaintiff on cases involving architectural standards of care, general construction, roofing, and waterproofing. She holds architectural licenses in several states, is a licensed California general contractor, an RRO, and is NCARB certified. Read More

Many air and water resistive barriers are adhesively installed on substrates. Organizations have required a minimum value when conducting on-site pull testing. Many question the number and wonder where the number comes from. There is a lot of discussion on what the loads are for a location and height of a building. Others say that the value has to do with proper installation of the materials. This presentation will cover the origins of the minimum value that is currently being used, how this value relates to installed properties, and what is the purpose for the minimum value. The presentation will also provide the results of a research project that was done to see what actual site values of pull adhesion are, based on material, substrate and other conditions. Mr. Laverne Dalgleish is the Executive Director of the Air Barrier Association of America (ABAA). As such, he works to champion energy conservation in buildings while educating the building owners and designers about the benefits of energy conservation such as durability, comfort, reduced maintenance, reduced HVAC equipment costs and the positive impact on the environment. Mr. Dalgleish travels North America on a weekly basis to educate building owners and designers on the benefits of effective and working air barrier systems in buildings. This education mission includes working with standards development organizations, training and education groups, government policy departments, and quality assurance program developers for the construction industry. Mr. Dalgleish is the Secretariat of two ISO Committees, ISO TC61 SC10 Cellular Plastics and ISO TC163 SC3 Thermal Insulation Products. He is also Chair of the ULC Thermal Performance in the Building Environment Standards Committee. Read More

This course was initially presented at the 2021 International Annual Convention and Tradeshow Continuous air barriers are required by the energy code to reduce the overall energy consumption of a building. Air barriers also have benefits beyond energy savings and contribute to long-term enclosure durability by preventing significant condensation from air leakage. This paper discusses code development updates, design-based applications, construction best practices, and provides a roadmap with real-world examples for continuous air barrier strategies to achieve performance in building design, construction, and operations. Recognizing that materials often serve dual functions to contribute to the continuous air barrier is key to success—such as roof system vapor retarders that are part of the air control strategy, as well as roof membranes designed as part of the air barrier tie-in to the wall below. This presentation will review key enclosure interfaces, including the roof-to-wall connections, parapets, and transitions between enclosure assemblies. Construction quality assurance and performance testing for owner acceptance are important steps to ensure the design intent is delivered onsite. With regard to air barriers, this presentation discusses the impacts of whole building performance, design requirements, material and assembly requirements, and installation verification requirements during construction. It will provide expert-level insight into the current energy code development process and experience from field observations. James R. Kirby, AIA James R. Kirby is a GAF building and roofing science architect with a masters of architecture (structures option) degree. He has over 25 years of experience in the roofing industry covering low-slope, steep-slope, metal, SPF, vegetative, and rooftop photovoltaics. He understands the effects of heat, air, and moisture on a roof system. Kirby presents building and roofing science information to architects, consultants, and building owners, and writes articles and blogs for building owners, facility managers, and the roofing industry at large. Kirby is a member of AIA, ASTM, ICC, IIBEC, NRCA, and WSRCA.   Benjamin Meyer,  AIA, NCARB, LEED AP Benjamin Meyer is a building and roofing science architect with GAF. Previous experience includes enclosure consultant principal, technical management for enclosure products, commercial design, real estate development, and construction management on a range of projects, including residential, educational, offices, and DuPont industrial projects. Industry positions include: voting member of the ASHRAE 90.1 Envelope and Project Committees, LEED Technical Committee member, past technical advisor of the LEED Materials (MR) TAG, and director of the Air Barrier Association of America (ABAA). Read More

The relationship between the air barrier/water-resistive barrier and NFPA 285 (Standard Fire Test Method for Evaluation of Fire Propagation Characteristics of Exterior Wall Assemblies Containing Combustible Components) compliance is often misunderstood. We propose to add clarity by going beyond the standard misconception that one must consider NFPA 285 requirements only if the building is taller than 40 feet. While not necessarily new, the issues are broadly misunderstood, and assemblies not compliant with the building code are too often specified unknowingly. Based on the authors’ in-depth synthesis and analysis of information from a wide array of sources and experts, they will examine in detail the effects of insulation and cladding choices as they relate to selection of the water-resistive barrier (WRB), as well as the membrane’s location within the wall system. This will be supported using real project detail drawings and specifications. In addition, manufacturer NFPA 285 compliance documentation, which can be difficult to interpret, will be examined for design and field use. Peter Barrett Dörken Systems, Inc. | Beamsville, ON, Canada Peter Barrett is the product manager and marketing manager for his company, where he has been employed for over a decade. His involvement with the design community and building materials industry spans over 25 years. Barrett holds a BA (Hons.) from Queen’s University and an MBA from Wilfrid Laurier University, and currently serves on the board of directors for the Air Barrier Association of America (ABAA) and on its Audit Committee. He has also contributed to The Construction Specifier, Construct Canada, Tunnel Business, and Masonry Magazine. Marcus Jablonka Dörken Systems, Inc. | Beamsville, ON, Canada Marcus Jablonka has been vice president of his firm for nearly 10 years. He is a voting member of the ABAA Technical Committee and the ASTM E06 Committee on Performance of Buildings. He is also a member of the National Institute of Building Sciences (NIBS) and the Building Enclosure Technology and Environmental Council. Until December 2016, he served as president of the Building Envelope Moisture Management Institute (BEMMI). He holds a mechanical engineering degree from the University of Paderborn, as well as a graduate degree in business administration from the University of Bochum, Germany. Jablonka has contributed to many industry publications, including Interface. Read More

Uncontrolled airflow within a building enclosure can cause damage to building components. Due to our harsh winter conditions in Minnesota and the services our firm offers, we have had the unique opportunity through our forensics investigations, monitoring of existing buildings, and extensive design consultation to see areas of concern to designers, contractors, and building owners. Remediation and prevention of problems will be outlined. Ryan Krug provides building enclosure consulting, building enclosure commissioning (BECx), and forensic engineering services for a variety of clients in both the private and government sectors. His primary responsibilities include design development assistance, technical plan and specification peer review, and quality assurance field observations related to exterior enclosure systems (air, water, thermal,df and vapor control layers). In addition, Krug has extensive experience in building enclosure field performance testing, including fenestrations, curtainwalls, claddings, and whole-building air barrier testing. Read More

The Air Force Academy Cadet Chapel—an iconic and landmarked structure—has experienced water leakage since it was built in 1963. The unique skin on the repeating tetrahedrons is sloped, with exterior water drainage and management behavior somewhere between a wall and a roof. This study will review the existing detailing conditions resulting in water leakage. A reclad design was developed to incorporate a new weather-resistant panel backup wall and inboard metal cladding panels matching the existing historical appearance. The building science principles governing the design development are examined. To evaluate the design, a laboratory mock-up was constructed and performance tested. Challenges related to acquiring and constructing the custom repair design skin assemblies for a full-scale laboratory mock-up will be reviewed. Performance testing of the design included rounds of air, water, thermal, and structural load testing. Lessons learned from the performance testing and the resulting design modifications will be presented. William O’Brien, Jr., REWC Wiss, Janney, Elstner Associates, Inc. William O’Brien has performed façade assessments, investigations (including leakage, condensation, stack effect, and failure), repair design, and enclosure commissioning and consulting. These projects primarily include glass curtainwalls and windows, metal panel, masonry, and precast concrete systems on various structures—from hospitals to high-rises. His research publications from Pennsylvania State University were dedicated to advancing understanding of the seismic performance of glass curtainwalls and storefronts. He has also authored papers on condensation control from air transport in cold climates. Bruce Kaskel Wiss, Janney, Elstner Associates, Inc. Since joining WJE in 1985, Bruce Kaskel has investigated and designed repairs for distress conditions in existing buildings. He has authored papers on exterior façade materials, glass and façade testing, the history of glazing systems, and structural failures of walls. He has presented seminars on aluminum and glass curtainwalls, exterior wall systems design and repairs, and lessons learned from cladding failures. Kaskel has guest lectured at Purdue University, Illinois Institute of Technology, and the School of the Art Institute of Chicago. He led WJE’s design effort on the recladding of the U.S. Air Force Academy Chapel as part of the AECOM team starting in 2015. The project is now under construction with anticipated completion in 2021. Read More

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