Overlooking Sunset Beach in downtown Vancouver, British Columbia, the Crystallis is a unique-looking high-rise residential building with 25 levels, 102 units, and circular balconies. When the building was originally constructed in 1988, the building enclosure consisted of exterior insulation finish system (EIFS) cladding, nonthermally broken aluminum windows, and a roof with a hot rubberized asphalt membrane.
Our involvement with the building began in 2000 with a condition assessment of the building enclosure. This investigation discovered that water ingress had caused significant deterioration of the fasteners that secured the windows to the building. Water ingress was also damaging the walls. Further investigation in 2010 found numerous other problems associated with the windows, such as multiple failed sealed units, damaged hardware, and poor thermal performance. Working with the owner group, we developed a comprehensive repair program to address all these performance issues.
To rehabilitate the walls, our team repaired the deficient and moisture-damaged steel stud framing and rebuilt the wall assemblies to prevent future problems and enhance performance. To accomplish this, we replaced the EIFS exterior cladding with a metal panel system attached with thermally efficient cladding clips and new rock wool exterior insulation. We installed new windows with improved thermal performance and water resistance along with new sloped glazing at the upper levels of the building. We retained the building’s unique corner balconies and added new waterproof membranes and guardrails.
The Crystallis now has an almost completely new building enclosure that will not require any significant renewal work for many years to come. By effectively managing the construction budget, we ensured that funds were available at the end of the project to allow replacement of the original entry canopy with a more contemporary design.
In 2014, we won an award from RCI, Inc. in the Large Project category for the quality of our construction documents on the Crystallis project.
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May 11, 2019
Strata Plan VR2100
Building Enclosure Consultant, Construction Project Manager