We are again painting the building with the Dow All Guard system, updating the colors from a pink and light tan to a more modern light green and off-white color configuration. The 123 system is being repaired on an as needed basis. The major scope of the work however is the concrete repairs needing to be performed at the balconies. The building was built in 1974 and had never had a major restoration project to it since its opening. Previous work regarding concrete repairs were completed sub-standardly and on a spot repair basis. Because our project included stripping all the finishes off of the decks, we were able to identify all the repairs currently needed.

Most balconies required full edge replacements, back 36 inches due to the sever damage to the rebar from corrosion. We were able to identify that most of the water and chloride intrusion was due to the railing post pockets having not been properly serviced, the waterproofing membrane having not been maintained and hurricane shutter attachments not being properly waterproofed. Concrete repairs in the field of the decks were limited in locations but large when they had to be performed. Sacrifical zinc anodes and penetrating corrosion inhibitors are being utilized to ensure secondary spalling does not occur.

The decks are all being waterproofed with the BASF MasterSeal Traffic 1500 system, seeded to rejection in a standard finish color, to protect the decks from further chloride exposure. The biggest change, other than the color of the building, is the installation of a new railing system. The association chose a mechanical railing system in a Key West style with triple horizontals and standard pickets with the Kynar XL paint finish. This particular railing gives the building more of a resort look and breaks up the lines of the building. This project is scheduled for completion in February or March 2020 with a project total upwards of 2.5 million dollars.

The building itself is configured in a “U” shape with units on one side and open air on the other side of the walkways. It was discovered early in the restoration process that the beam on the outside edge of the walkways had significant damage to it and was under reinforced during original construction. The beam was 18” tall, 8” wide and ran the whole “U” of the building. Standard reinforcement for a beam this size would normally have been 6 horizontal #5 rebars running the length of the beam with stirrups every 6 to 12 inches. When we opened the beam, we discovered only 2 horizontal rebars with no stirrups at all. The project Engineer determined that the beam would have to be removed and rebuilt in its entirety to include the proper reinforcement. All of the steel support columns for the beam and the walkways were removed and new ones were custom fabricated and then installed. Small, standard concrete repairs were completed on the walkways and stairs also. Sacrifical zinc anodes and penetrating corrosion inhibitors were utilized to ensure secondary spalling does not occur.

The railings at the walkways and stairs were removed and replaced with a custom built fully welded Key West style railing with a Kynar 500 finish. This railing added to the old south Florida resort feel that the complex has currently while modernizing it slightly. The walkways were waterproofed utilizing the BASF MasterSeal Traffic 1500 system with a
Gemstone decorative finish. The owners selected a dramatic color change for the painting of the exterior of the building, which included a bright green finish color and stark white accents.