Window Replacement Project Update

In late June, the Bay Scene HOA entered into an agreement with Whitmore Architects to investigate and test our existing curtain wall window system and develop conceptual designs and cost estimates for recommended window replacements or repairs.

The initial phase of the Whitmore study consisted of inspecting and testing our window system foundation and window/building interfaces and connections. This phase was completed on July 29 and 30 and August 5 by the Whitmore team of Doug Whitmore, Kersten Gemballa, and Jeffry Battle; Jeremy Callister, structural engineer from Degenkolb Engineers; James Kenway, fenestration consultant; and glaziers and repair/restoration personnel from Nautilus General Contractors. The owners of Bay Scene units 414, 424, 353, 111, and 453 were kind enough to allow access to their condos for the testing, some of which involved the removal of inside drywall and outside stucco. After testing, the Nautilus crew repaired any damage and returned the affected condos to their pre-test condition.

Over the next 4-5 weeks the Whitmore team will be working on the next phase of their study, which includes the following tasks:

1. Compile findings from the field investigation and testing, including review of field notes and photos of existing conditions: a) to better understand how the existing window system was originally installed; and b) as the basis of evaluating window system replacement and repair alternatives.

2. Based on the compiled findings, preliminarily evaluate the structural condition (in consultation with structural engineer Jeremy Callister of Degenkolb), operability, and related code requirements for the existing curtain wall window system, including the feasibility of maintaining the existing system in lieu of its replacement.

3. Investigate alternative replacement window systems (principal alternatives include curtain wall system and window wall system) in consultation with fenestration consultant, Jim Kenway, and Jeremy Callister, structural engineer. Systems manufactured by Kawneer, a recognized manufacturer of quality window systems, will be researched along with 1 or 2 others.

4. Develop conceptual designs for the recommended window system replacements or repairs and prepare associated preliminary cost estimates. Kenway, Callister and Nautilus Building Consultants will assist Whitmore Architects in this task.

5. Prepare a report that summarizes the investigation findings, recommendations of preliminary repair/replacement alternatives, and estimated costs associated with those alternatives. The report will include evaluation of the feasibility of replacing window units within the existing curtain wall system, including repairs that would be required to that system.

Following completion of the conceptual design phase, Whitmore Architects will prepare visual images of their recommended solutions, to include drawings, samples and/or a PowerPoint presentation, and present their findings to Bay Scene owners in a Town Hall meeting. Concurrently, the Bay Scene Board of Directors will determine and quantify feasible funding sources for the project.