Gables McKinney + Routh is a luxury, class A+ apartment complex located in Dallas, Texas. The community will be comprised of 222 apartment homes and 17, 3-story townhomes, totaling 239 residences. The 8-story high rise will feature a 39,500 square foot Whole Foods Market on the ground floor and is seeking LEED BD+C certification. The owner, Gables Residential, asked Blue Quality Services to provide our building enclosure quality assurance services during the design and construction to verify that the building and all of its systems and assemblies are designed, installed, and tested to meet the owners requirements.
Gables Residential requested our consultants perform a design review of the enclosure assembly for operational performance and constructability. Once the building wall, window, and roofing performance needs were identified, we reviewed the drawings, details, and specifications for potential issues, conformance with project requirements, and constructability concerns. Our team also reviewed the available structural system documents for the residential apartments and 3-story townhomes.
During the construction phase, Blue Quality Services field services team visit the site weekly to verify that the installation of the building enclosure systems are meeting project specifications. Our team follows up each visit with a field report, outlining both conformance and non-conformance issues. This report is sent to all involved stakeholders to keep everyone abreast of construction progress and flag any issues to be resolved. An issues list is being maintained throughout the project, detailing the observed issues, the date observed, a description of the resolution, and the issue’s resolution date. The complex is scheduled to be complete in summer of 2015.
Our field services team also performed pressurized chamber testing on operable windows, patio doors, and curtain walls in accordance with ASTM E 1105: Standard Test Method for Field Determination of Water Penetration of Installed Exterior Windows, Skylights, Doors, and Curtain Walls, by Uniform or Cyclic Static Air Pressure Difference.
In addition to water spray testing and pressurized chamber testing services, Gables Residential requested we perform Roof Anchor Tie-Back Testing in accordance with ANCI/IWCA I-14.1-2001. This test is performed to ensure safe practices for window cleaning. This test gives window cleaning contractors greater assurance that the roof anchors have been designed, installed, inspected and maintained according to the standard.
Related Project Experience
Gables McKinney + Routh
Dallas, TX
8-Story, 202 Residences, 17, 3-story Townhomes | Gables Residential
Services:
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Weekly Field Quality Inspections
Enclosure Design Review
Structural Design Review
Issues Resolution Tracking
Water Spray Testing
Pressurized Chamber Testing
Roof Tie-Back Anchor Test
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