Commercial Residential

Revitalizing the Skyline: The Imperial Plaza Sloped Glazing Restoration

Mon 12/09/2024 - 21:48

Remediation for leaky penthouse windows requires custom fabrication of replacement components

Unique and dramatic designs can become challenging remediations when life cycles near their ends. A great example is the Imperial Plaza in the heart of Honolulu.

Need some advice?

Leave your details and we will get in touch.

I want to be contacted by an expert

Introduction - Design Elements

The Imperial Plaza

Maintaining the water-tight integrity of a glass high-rise is no small feat, especially when that building is as architecturally distinctive as The Imperial Plaza in Honolulu. With its striking bronze-copper reflective glass façade and unique vertical and diagonal design lines, the building's sloped glazing system posed both aesthetic and engineering challenges.

Constructed during a real estate boom in the early 1990s, The Imperial Plaza stands out as a pinnacle of design and innovation. However, time and Hawaii's tropical climate revealed vulnerabilities in its cutting-edge glazing system. Prolonged exposure to intense UV rays, high winds, and salty air caused the sealants and gaskets to deteriorate, leading to widespread water intrusion and structural concerns.

Bring on the Remediation

01 / 05

[{"title":[{"value":"Diagnosing the Problem"}],"text":[{"value":"Leaks had plagued the residents of The Imperial Plaza for over a decade, particularly in areas where the sloped glazing met vertical panes or adjoining concrete lanais. Building management enlisted the expertise of SOCOTEC (formerly Trinity | ERD), seasoned building enclosure consultants familiar with The Imperial Plaza's unique construction. Their systematic investigation uncovered critical issues: failing sealants, shrinking gaskets, and aging aluminum framing.<\/p>Complicating matters further, some leaks stemmed from improper installations by unit owners, such as window treatments fastened directly to drainage channels. This highlighted the importance of understanding both visible and concealed system components in diagnosing water intrusion.<\/p>"}]},{"title":[{"value":"Custom Solutions for Unique Challenges"}],"text":[{"value":"The Imperial Plaza's original glazing system combined laminated glass, aluminum framing, sealants, and pressure plates. Unfortunately, these components aged at varying rates due to the building's extreme environmental exposure. Early sealant failures allowed water infiltration, which progressively worsened as gaskets cracked and framing hardened.<\/p>To address these challenges, SOCOTEC proposed a comprehensive restoration plan. Working alongside American Bucher JV Glass (ABJV), they developed a strategy to replicate and replace the original system with modern materials capable of enduring Hawaii's demanding conditions.<\/p>"}]},{"title":[{"value":"Rebuilding From the Ground Up - 40 Floors High"}],"text":[{"value":"Reconstructing the glazing system was no small undertaking. Without access to original shop drawings, the team meticulously deconstructed the assembly to analyze and replicate each component. Custom dyes and molds were created to produce replacement extrusions, while advanced imaging and drone technology helped design new laminated glass panels to match the building\u2019s signature color scheme. The glass, supplied by Viracon, featured bronze and copper tints, ensuring both aesthetic and functional continuity.<\/p>Safety remained a top priority during the project. Specialized equipment and safety protocols, including COVID-19 precautions, were implemented to navigate the high-risk conditions of working 40 stories above ground.<\/p>"}]},{"title":[{"value":"Restoring Beauty and Functionality"}],"text":[{"value":"As restoration continued, the results became increasingly apparent. From the outside, the new panels blended seamlessly with the existing fa\u00e7ade. Inside, the clarity of the new glass was unmistakable, offering a stark contrast to the weathered panes they replaced. Beyond aesthetics, the restored system ensures long-term protection against Hawaii's intense weather conditions, safeguarding the value of the building for years to come.<\/p>"}]}]

“There was a great deal to do. Coordinating the work and the delivery of special parts, alongside communication with the board and the building population kept me very focused and busy. The Imperial Plaza’s custom-built exterior façade is a signature aluminum and glass system. Each part needed for the repair was isolated to develop a methodology for detailing replica replacement parts. Ordinarily, we’d begin by studying the original shop drawings. But, we only had original architectural details that identified the original manufacturer, but provided no technical detail for what was built. All new parts were custom fabricated. The replicated laminated glass is a combination of bronze and copper tints to match the existing tint and the current building code. Kynar paint was computer-matched with the existing vertical faded extrusions.”

Shawn MOSELEY, Project Manager, SOCOTEC