Exterior masonry restoration and concrete repair is completed most cost effectively during the spring and summer in New England. Even at these times of the year, close attention must be paid to the ever-changing New England weather to ensure optimum performance based on the specifications of the products chosen for repair. Although at first thought, it would seem that the weather would not be a concern for miscellaneous repairs on a parking garage at the end of August in 2014; our Hascall & Hall crew still had to be mindful of changing conditions while working on the Peck Building parking garage adjacent to the L.L. Bean facility in Lewiston, Maine.
On the initial walk through with the L.L. Bean coordinator, our project manager did a thorough site inspection to outline the scope of the repairs needed to the structure. Previous repairs had been made by others and were not holding up as well as expected. In addition, it was very important to this customer that the crews were professional in their presentation and organization and respectful of all individuals still using the garage while under repair. Safety was of utmost concern to L.L. Bean and to Hascall & Hall. Our crew interacted regularly with safety officers from L.L. Bean who patrolled the garage on a daily basis. The project did not require an entire recoating of the deck, so it was also important to the customer that the repairs were as seamless as possible. Once the scope of work was determined, L.L. Bean then had to coordinate locally to secure temporary parking during the repairs. Weather permitting, the expected shut-down time of the garage was estimated to be between two and three weeks to complete the work.
The repairs that were completed were as follows:
The project began by prepping the areas of worn deck by cleaning it with a biodegradable cleaner to remove all contaminates prior to applying the urethane deck coating system with aggregate. The product chosen had been in development for years for this particular type of application with a proven improved durability compared with other products on the market. Turning lanes in parking garages take the brunt of the daily wear and tear.
Control Joint Repair:
Hascall & Hall repaired 30 control joints in various areas in the garage, which were then striped by others. Many of the control joints were of concern because water was infiltrating the joints and dripping on the deck below resulting in slip hazards with puddles in warmer times of the year and icing in colder weather. Control joints in exterior structures are necessary due to the inevitable expansion and contraction of concrete given the dramatically changing temperatures in New England. Regular intervals of yearly inspections and maintenance can help prevent and protect the joints from deterioration.
Our crew was also tasked with various repairs to the sky-bridge connecting the garage to the adjacent L.L. Bean facility. Masonry repairs were needed both above and below the bridge. Maintaining and inspecting all masonry and stone structures and scheduling repairs on a timely basis will help prevent the devastating effect that water infiltration can have on these buildings. Deferred maintenance is never recommended on brick structures. Ideally for the customer, repairs are best done during the warmer temperatures in New England. Repairs can be made during colder months, but the process then requires tenting and heating dramatically increasing the cost of repairs.
Preventative maintenance is always less expensive than waiting until the damage is done. Often times, it is not possible to accurately predict the extent of the damage until the repairs begin. Water is an insidious trespasser. Wisely, this re-pointing was completed before water was able to infiltrate and cause much greater damage. After the re-pointing was completed, the connection points of the sky-bridge to the building were thoroughly caulked to prevent water infiltration.
After prep, but prior to painting, a safety concern needed to be addressed where the concrete deck met with the railing. There was a gap below the bottom horizontal railing that was a hazard for pedestrian traffic that could potentially get stuck in the gap. The flat stock toe kick along the handrail was removed and replaced with a new 5” toe kick that was welded to the existing uprights. Once all the concrete repairs were finished and the structural steel was prepped and painted, the Hascall & Hall crew cleaned the walkway and installed the new urethane deck system with aggregate.
Three runs of stairs and one landing at the center stairs were also in need of repair. The wear on the stairs was causing slip concerns and the steel was corroding and in need of protective maintenance. This repair process required sandblasting the surface in preparation for the new paint and tread coating. In order to both complete the sandblasting safely and reduce clean up time of all the spent debris, our crew erected poly walls at the perimeter of the stairs as seen in the photo gallery. Once the surfaces were properly prepared, the steel was primed and painted with a high grade structural steel paint. All 27 treads were primed and treated with an epoxy resin with a sand broadcast. This product was chosen for it’s durability in wet or humid conditions and its excellent resistance to chemicals and water. A yellow stripe was added to the edge of each tread for safety purposes.
Additional Repairs While on Site:
While moving from area to area and working around the impact of the environmental conditions, L.L. Bean requested additional work to be done while we were on site. With safety always on the mind of every Hascall & Hall employee and a clear priority for L.L. Bean, some potential safety concerns were addressed after reviewing the issues with our contact.
The Hascall & Hall crew repaired the main entrance by removing cracked and broken concrete and replacing it with new concrete. The new concrete was then finished with a sealer topcoat to increase the durability of the highly trafficked area.
Carpet was removed from the second floor vestibule and a “hump” was removed to make the floor as smooth and level as possible for additional flooring to be installed by others.
There were sections of deterioration in the ceiling that needed repair before eroding to the point of becoming a falling hazard. Hascall & Hall performed overhead repairs to the structure as required.
L.L. Bean was absolutely great to deal with and we sincerely appreciated their shared focus on safety. Even with Mother Nature making her presence known yet again, the Hascall & Hall crew finished the project one week ahead of schedule much to everyone’s delight. Thank you to L.L. Bean and our on-site contacts involved in the successful completion of this project.