Completed in 2001, this elliptical tower houses a hotel on the first 31 floors, with residences occupying the upper 17 levels.
Our involvement with the building began in 2006, when residential owners asked us to investigate persistent window fogging—formally known as insulating glass unit (IGU) failure. Unlike the hotel portion, which used reflective glazing, the residential IGUs were clear and non-reflective. In addition to widespread fogging, residents were experiencing overheating. Our investigation revealed a systemic failure of the IGUs.
Addressing the failure presented several challenges. The existing IGUs had been designed for a specific framing system, requiring tailored installation methods for the replacement units. More reflective, spectrally selective glazing was needed to mitigate overheating, which required negotiation with the municipal authority. Accessing the upper floors above an active hotel and handling large-format IGUs also introduced complex logistical and safety considerations.
In 2011, we were retained as Construction Project Manager to lead and coordinate the glazing replacement program. After a detailed assessment of the structure, and in close collaboration with the developer, hotel staff, and residential owners, we partnered with the access contractor to develop a custom-engineered platform. Suspended from the roof and wrapping around the tower, the platform allowed for the replacement of one full floor of glazing per week—minimizing disruption to hotel operations and residents.
The new triple-glazed low-e IGUs offer improved energy efficiency and a more consistent appearance across the façade. Owners have responded positively, reporting reduced glare and an average 5°C drop in internal summer temperatures—greatly improving comfort in the residential suites.
