Unique Seismic Projects

• Unique Aspects:
• The building was used to film television commercials. Therefore great care had to be exercised by the Saunders team so as not to disturb the props on the film set.
• The two buildings were framed radically different from one another and there were no detailed plans to work from. Saunders had to ensure all details were installed properly and many RFIs were required.
• Most of the elements of construction involved large pieces which were required to be maneuvered in a very tight Tenant Improvement. This involved either removing and replacing architectural elements or splicing material in many sections, performed in a way that was cost-effective and minimized the disturbance to tenants.

Client: Name withheld for confidentiality - Concrete Tilt-Up Building, Garden Grove, CA
Year Constructed: 2006
Unique Features: No response to flawed plans

• Unique Aspects:
• The plans were over engineered in some places and under engineered in many of the most critical locations. Saunders actually recommended AGAINST performing the retrofit due to problems with the plans yet the owner's insisted.
• During the retrofit, numerous discrepancies arose between the plans and the actual building construction. The engineer was out due to an illness; therefore the project came to a halt until a new engineer (interviewed and recommended by Saunders), familiar with seismic retrofits, was engaged to redraft the plans.
• With the new engineer's plans, the cost of construction dropped dramatically, so the entire cost of the project (with two engineers, construction detail changes, and materials) was reduced by $40,000 from the original contract cost using the first engineer.

Client Name: Dunbar Hotel Los Angeles, CA
Year Constructed: 1988
Unique Features: Historical, full renovation, and multiple agencies

• Unique Aspects:
• This project was instigated by the owners of the hotel, along with help from the City of Los Angeles and Mayor (Tom Bradley.)
• It required a complete renovation, including replacement of all mechanical, plumbing, electrical, fire sprinklers, and security, as well as all architectural features.
• Numerous meetings with the fire department, police department, historical committee, and the city were essential to ensure the building met current codes and still satisfied the historical committees.

Client: Name withheld for confidentiality - Two Office Buildings, Brea, CA
Year Constructed: 1997
Unique Features: Severe condensation damage, previous defective workmanship, fully occupied building, and odd hours of operation

Project Profile:
Roof condensation damage necessitated replacement of the entire roof with new plywood, sub-purlins, purlins and zinc treated hangers at all of the connections. Only the large GLBs remained in place.

• Unique Aspects:
• The entire construction process took place during non-working hours which necessitated stringent light and sound control due to the proximity of residential homes.
• In an attempt to repair condensation damage to the roof, a previous contractor performed substandard repairs totaling more than $500,000. He removed the insulation foil, attempted to make the roof repairs, and then relayed the foil. Within a short time, the original damage had returned.
• Saunders performed proper repairs to the roof ensuring recurrent damage would not occur.

Client: Ross/Office Max Buildings, Brea, CA
Year Constructed: 2002
Unique Features: Severe condensation damage and fully operational retail business during construction

Project Profile:
These buildings required a seismic retrofit concurrent to replacing roof structure due to roof condensation damage. The entire structure was removed less the GLBs and trusses. The retrofit was suggested during this process due to the cost savings and the owner agreed.

• Unique Aspects:
• Due to the proximity to residential housing, the city would not permit "off hours" work, which meant the removal of roof structure, was performed during business hours. This was accomplished by closing 20 foot wide sections of the store for one day at a time.
• The prolonged roof leaks caused condensation to form. To make matters worse, after the owner removed the foil/batt insulation years before to vent, the tenants relayed the insulation, causing the problem to reoccur more severely.

Client: The first Seismic project for the City of Los Angeles located at 6th St. and Coronado Blvd
Year Constructed: 1984/1985
Unique Features: The first city funded commercial seismic project (prototype)

Project Profile:
This is a six story apartment complex. The construction was performed to bring the building up to current code and was to be the prototype for LA City mandate.

• Unique Aspects:
• This required using Gunite on the exterior of the building, on floors one through four, as well as steel around the whole interior at each floor tied to the floor members and the exterior walls. This design was not used again due to the cost, and the work was so intense, that the building was vacated during construction. Modern retrofit practices have improved considerably.

Renovation Projects

Client: Irvine Ranch Farmers Market, Beverly Center, Los Angeles, CA
Year Constructed: 1982

Project Profile:
This was an upscale high-rise shopping center with the market on the first floor, and parking on the second floor. A major problem existed: How will the patrons transport their groceries upstairs?

• Unique Aspects:
• The project plans were delivered to Saunders as the project proceeded, which left a great deal of uncertainty in the construction process.
• Through the uncertainty, this project was on a very tight timeline.
• This project started with only a foundation.
• This type of setup (market below the parking) was the first of its kind, and required a unique solution. A conveyor system was installed to transport the groceries to the parking structure, while the patron took the elevator. The groceries were then loaded into the car by the valet.