Seapines Square


Seapines Square

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Seapines Square Before Before Seapines Square After Forensics Study After

Seapines Square is a 38-dwelling unit condominium association comprised of three buildings on 24th Street in Virginia Beach, Virginia. Each building is a three-story wood framed structure that was originally sheathed with gypsum sheathing under a composition wood siding. Due to the community's close proximity to the Atlantic Ocean, Seapines Square is periodically lashed by Nor'easters, coastal storms which combine rain with intense wind for several hours. These storms act to force water through the smallest breaches in the building's exterior skin.

In response to a warning regarding the deteriorating state of the composition wood siding that was included in a Reserve Study performed at an earlier date, a moisture survey of the siding was requested and performed at Seapines Square. The results of the moisture investigation identified extensive moisture damage to the composition wood siding that covered the exterior walls of the buildings as well as poorly flashed and failing windows. Several options were proposed for the re-cladding of the exterior walls that would enhance the aesthetic appearance of the buildings as well provide the weather protection that had been lacking. The Condominium Association then reviewed and approved a scheme that would upgrade and improve the appearance of the community to a contemporary residential appearance and which was most acceptable to the homeowners.

The new exterior cladding system incorporated a continuous moisture barrier and vertical drainage channel behind the siding to intercept any wind blown moisture before it can come into contact with the new wood sheathing and wood framing. While providing a continuous moisture barrier, the redesign of Seapines Square has incorporated several new architectural features such as: curved front balconies and railings, period wall mounted lighting, stainless steel dryer and bathroom vent wall caps, as well as other trim details to enhance the overall appearance of each building. The re-cladding project utilized several products manufactured products by the James Hardie Corporation which included HardiePanel, HardiePlank and HardieTrim. The 2004 cost of the recladding project with aesthetic enhancements to the community was $1,600,000.


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