Interactive Resources was retained by Kennedy Wilson Properties to evaluate and develop a comprehensive window replacement program for the Merritt on 3rd Apartment Building, now known as ReNew on Merritt, located at 1130 3rd Avenue in Oakland, California. The 18-story, 178-unit high-rise apartment building, originally constructed in 1973, occupies a prominent location adjacent to Lake Merritt and features a ground-floor storefront with residential units above.

The existing aluminum-framed window systems had reached the end of their useful life and exhibited deficiencies related to acoustical performance, water intrusion resistance, energy efficiency, and long-term durability. Interactive Resources performed a comprehensive assessment of the existing window systems to identify deficiencies and evaluate replacement alternatives that would enhance building performance while maintaining the architectural character of the property. The evaluation included:

• Assessment of the existing aluminum window framing systems and glazing assemblies.
• Comparison of replacement frame materials, profiles, and operating configurations.
• Evaluation of glazing options, including insulated low-E glass, solar heat gain performance, thermal efficiency, and sound attenuation.
• Review of air infiltration, water penetration resistance, structural performance, and long-term maintenance requirements.
• Analysis of constructability, occupant impacts, and phased installation strategies for an occupied high-rise residential building.
• Cost comparisons and life-cycle considerations for multiple replacement alternatives.

Based on the evaluation, the Basis of Design consisted of EFCO Corporation Series 8101 Thermal C-AW100 fixed and casement aluminum window systems with clear insulating glass units (IGUs) incorporating Guardian SunGuard® SN 68 low-emissivity (low-E) coating. The selected system provides excellent thermal performance, reduced solar heat gain, increased visible light transmission, enhanced acoustical performance, and superior air and water infiltration resistance, resulting in improved occupant comfort and overall building energy efficiency. More than 490 windows were replaced.

Following the owner’s selection of the preferred window system, Interactive Resources prepared complete construction documents, including architectural details, technical specifications, and engineer’s cost estimates to support competitive bidding and construction. The design emphasized improved acoustical isolation from the surrounding urban environment, enhanced weather resistance, increased energy performance, and long-term durability while minimizing disruption to residents through a carefully phased installation approach.

The completed design provides Kennedy Wilson with a comprehensive window replacement strategy that improves occupant comfort, reduces maintenance requirements, extends the service life of the building envelope, enhances energy efficiency, and increases the long-term value of this premier multifamily residential property.

“Interactive Resources, Inc. (IR) developed a very comprehensive window replacement specification and permit/bid documents and drawings. IR’s assistance with permit procurement was completed in a timely fashion. IR thoroughly researched window product alternatives as initial general contractor bid pricing came in well above project budget. IR’s assistance during value engineering process was invaluable as final project pricing and schedule was within project budget. The final window replacement project exceeded Kennedy Wilson’s expectations. Kennedy Wilson continues to retain services of IR across many other project sites with similar exceptional results.”

—Ken Kuropatkin, Kennedy Wilson Properties Group (retired)