KLINE Wins 2024 Award of Merit in the Historic Structure Repair Category
KLINE is proud to receive the 2024 Award of Merit from the International Concrete Repair Institute for its work on The Villas in Surfside, FL. This project preserved the architectural heritage of a 1936 landmark while transforming it into a luxury development, using innovative techniques like a hybrid post-tensioned slab system.
The villas, built in 1936 as Surfside, FL’s first beachfront apartment house, earned designation as a historically significant building in 2014. This three-story, Mediterranean-inspired landmark spans approximately 10,800 square feet, featuring wood floors supported by load-bearing CMU walls and reinforced concrete frames. In June 2021, this historic structure underwent comprehensive redevelopment, including selective demolition, repair, strengthening, relocation, and new construction. Due to its designation as a local historic site, a significant part of the exterior façade fronting the U-shaped structure was preserved and integrated into the new $200 million residences project, an exclusive luxury oceanfront development. Construction of the main building frame was substantially completed in the fall of 2023.
Preservation and Redevelopment Strategy
Due to its status as a local historic site, preserving the exterior façade of the structure was paramount. To comply with the preservation of historical sites and architectural area local codes without limiting the new development adjacent to this structure, the structural engineers and specialized restoration teams were required to devise an innovative solution that addresses several structural challenges and a robust repair and redesign strategy. The project aimed to blend historic preservation with modern luxury while maintaining the building's integrity and value. To protect the building during the construction of a new below-grade parking garage and basement, the structure was temporarily relocated.
Structural Challenges and Solutions
The historic 3-story structure plus roof measured 90 feet by 30 feet in plan and weighed just over one million pounds. The building exhibited substantial structural deterioration and decay due to its age and exposure to the harsh ocean environment, which damaged the CMU, wood-framed floors, and reinforced concrete beams and columns. To address this, the design-build team devised a two-pronged strategy – the first was to restore and strengthen the historic facade that was to be preserved as part of the new development, and the second was to demolish and reconstruct the structural elements that were beyond repair. A demolition plan was implemented to tear down the two wings of the structure that were not designated as historic and carefully remove the interior structural elements of the main building while preserving its façade, chimneys, and exterior walls. The demolition of the building's interior began in June 2021 and included the roof, wood floors, concrete beams, and CMU walls, creating space for a new concrete frame consisting of cast-in-place (CIP) columns integrated with the existing CMU walls and new permanent elevated hybrid PT slabs. The new concrete frame was constructed using the form-and-place method, with the new columns and slabs doweled into the existing façade CMU. New reinforced concrete columns were constructed integrally into the historic building facade. A new hybrid flat-plate slab system was used for the elevated floors, which incorporated post-tensioning (PT) in the east-west direction and conventional reinforcement in the north-south direction. The design team decided on PT in the east-west direction to minimize slab thickness and allow for maximum floor-to-ceiling heights. PT was not feasible in the north-south direction as stressing would have required partial destruction of the historic facade. Construction of the new concrete frame did not begin until late 2022 after the building had been relocated to its final position.
Restoration and Strengthening of Historic Facade
The historic façade, combining CMU and reinforced concrete beams and columns, needed to be repaired and strengthened to meet modern building code requirements. The original columns, constructed in the 1930s, no longer complied with modern building codes. Florida’s statewide building code now requires reinforced concrete and CMU that make up the facade to withstand extreme wind events caused by hurricanes that often batter the area. Additionally, years of exposure to the harsh beach environment led to corrosion of the embedded reinforcing steel, causing concrete spalling and delamination and further weakening the walls.
To address these challenges, the historic CMU walls were repaired and strengthened, and the concrete frame was repaired using conventional concrete repair methods. The CMU was strengthened by adding a reinforcing bar in every other cell and filling those cells solid with high-strength grout. The concrete frame was repaired using chipping hammers for demolition, preparing the surface to a saturated surface-dry (SSD) condition, and forming and placing new repair mortar. Scaffolding and shoring were installed to support the structure during the repair and strengthening process. The chimneys, earmarked for preservation, were carefully encased in temporary steel frames and lifted off the building for safekeeping – to be reattached after building relocation and new roof construction was complete. The roof was removed, and a temporary steel bracing framework was installed to support the façade and prevent damage during the building relocation. This intricate engineering strategy preserved the villas' legacy, ensuring the historic structure could meet contemporary demands for upscale oceanfront living while maintaining its storied past.
Relocation of the building’s facade
Following the initial demolition and strengthening of the historic CMU and concrete façade, the preserved structure needed to be temporarily moved approximately 150 feet south. This relocation was essential to facilitate the construction of a below-grade parking garage, complete with auger cast piles, pile cap foundations, and a basement.
In a collaborative design-build effort, the teams worked together to brace the building shell and develop a skidding system to move the building in one piece. It was critical that the facade be moved in three phases without damaging the historic structure. Prior to the demolition of the building’s interior, the facade was braced on the interior using a structural steel bracing frame. Needle beams were inserted using a crane through the east and west facades and attached to the building using a temporary CIP ring beam to help stiffen the structure throughout the move. Skidding rails were installed over temporary CIP post-tensioned grade beams that were set in the ground on both sides of the building. The trenches were manually dug due to space constraints. A system of vertical hydraulic cylinders placed on the grade beams was used to lift the building from the needle beams, allowing for a clean cut without pinching the concrete saw. The building was then lowered onto skid beams, and a conveyor system was placed atop wood blocks, preparing it for relocation. Once the building was lifted, a low-profile skidding system was inserted under it, with ten skid shoe beams and 98 pieces of skid track forming a 120-foot runway on the east and west sides. This setup saved significant time and labor costs by reducing the need to leapfrog the track to reach the destination. Using four push-pull units, the structure was moved over three days. The structure was lifted and moved in three phases until it reached its final location.
With the new construction brought up to grade, the historic building was repositioned to its final resting place, approximately 12 feet east of its original location. Now elevated above a one-story underground garage, this final relocation enabled the seamless integration of the new 11-story luxury condo with the historic villa’s façade.
Design Build Strategy Integrates Historic with The Modern
Preserving this 85-year-old historic building not only enhances the character and sense of community in Surfside but also safeguards its history. This innovative project, requiring considerable skill and expertise, involved the restoration of reinforced concrete and CMU that had undergone considerable deterioration over time and did not meet stringent modern building codes. The building's temporary relocation to a staging area allowed for the construction of the below-grade parking level, after which it was moved back to its permanent location on top of the Level 1 slab. Finally, the replacement of the interior floors and old load-bearing walls and columns with new hybrid PT framing while seamlessly integrating with the new luxury development makes this project truly worthy of recognition.
Picture 1: Aerial view of the jobsite, showcasing the preservation and strengthening of the historic building's façade alongside the construction of the new adjacent development.
Picture 2. Externally bonded FRP strips used to strengthen the new level 1.5 slab, following a sudden change in building occupancy by the owner during construction.
Picture 3. The east side of the villas before restoration and relocation, with internal shoring added to support the structure during the demolition process.
Picture 4: An inspection revealed that the CMU blocks in the old building were left hollow, and the rebar had suffered severe oxidation damage from the ocean atmosphere. To strengthen the structure before moving the building, vertical slots were cut into the interior face of the historic CMU walls to allow for the insertion of new rebar and grout.
Picture 5. Formwork used to reinforce walls by inserting rebar and filling CMU with concrete.
Picture 7: Temporary lateral support framework installed to ensure the façade walls did not collapse during relocation or a hurricane.
Picture 8: 3D rendering of the building showcasing the concrete ring beam and internal steel diagonal bracing.
Picture 9: Trenches dug by hand on the west and east sides of the building, then filled with post-tensioned concrete to support the moving mechanism.
Picture 10: The Villa’s facade in its temporary holding position after the first successful move.
Picture 11: The structure en route to its temporary location, leaving its old resting place behind.
Picture 12: Close-up of the jacking beam resting on a mechanism made up of woodblocks, skid beams, and a unidirectional track.
Picture 13: When the building was being moved back, a balcony that was part of the new construction obstructed the course to its original location.
Picture 14: Aerial view of the historic façade in its final resting place, now integrated with the new residential development.
Picture 15: Rendering of the new Surfside landscape, seamlessly blending historic elements with contemporary living.
Welcome to the Team!
Join us in welcoming the newest additions to the Kline Engineering team! 🌟
We are thrilled to announce that over the past few months, our Kline family has grown stronger and more diverse than ever before! We have welcomed a remarkable array of talented individuals, each bringing their unique expertise and experiences from all walks of life.
These new additions come from various industries, backgrounds, and geographies, and they have already made significant contributions to our projects and our dynamic work environment. Their presence has infused our team with fresh ideas and energy, propelling us towards greater heights of innovation and excellence.
As we continue to grow, we remain committed to our core values of teamwork, creativity, and client-centricity. We're excited about the journey ahead and the incredible potential that lies within this talented group of individuals:
Lena Strawser - Financial Administrator (Manassas, VA)
Joseph Diaz - BIM Specialist I / Project Engineer I (Lima, Peru)
Sergio Fagundo, P.E. - Senior Project Engineer (Miami, FL)
Please join us in welcoming our new team members and stay tuned for more updates on the exciting projects and developments happening at Kline Engineering!
New Core Values
After 17 years of a firm commitment to innovation and growth, we believe it's time to redefine and revitalize our guiding principles to fuel our continued success; hence, our new 6 core values.
Shaping Our Future: Unveiling Kline Engineering's New Core Values
In our relentless pursuit of excellence and solid commitment to growth, Kline Engineering is thrilled to introduce our new core values, which will serve as the guiding principles shaping our corporate culture and defining our path forward.
Why Revise Our Core Values?
Some might ask, "Why change what's been working for nearly two decades?" The answer is simple: to strive for not just success, but excellence. When a company thrives and grows, it's easy to become complacent with the status quo. However, at Kline Engineering, complacency is the antithesis of our philosophy.
We firmly believe that the very values that drive our success must evolve to keep us at the forefront of our industry. While our previous core values served us well, it's our responsibility to ensure they remain not only relevant but also aligned with our aspirations for the future. We seek to propel ourselves beyond success and into a realm of unparalleled excellence.
Introducing Our New Core Values
CREATIVITY: At Kline Engineering, we thrive on innovation. We challenge the status quo and embrace new ways of thinking. We are committed to being at the forefront of innovation, and we encourage an entrepreneurial mindset among our team. By fostering an environment where new ideas are welcomed, we aim to create superior value for our clients, partners, employees, and our company as a whole.
INTEGRITY: Trust is the foundation of any successful endeavor. We understand the significance of a strong reputation in our industry. To build and maintain that reputation, integrity is non-negotiable. In all our endeavors, we are unwavering in our commitment to being trustworthy, honest, and ethical.
ENTREPRENEURSHIP: At Kline Engineering, we are driven by results. We are a goal-oriented and mission-focused organization. We approach every challenge with a positive can-do attitude, always seeking solutions and seizing opportunities to make a difference.
KNOWLEDGE: Knowledge is our greatest asset. We take pride in being the premier experts in our field. Sharing knowledge with our colleagues is not just a practice; it's a commitment. By doing so, we collectively grow as a company. Moreover, when we share our expertise with the industry, we contribute to reshaping the future of our field.
LOVE: Kindness is the driving force behind everything we do. We are more than just a company; we are a community. We actively contribute to a supportive and inclusive company culture where everyone is encouraged to show kindness and make a positive impact. We aim to inspire others to create a culture of giving back and mutual respect.
ADAPTABILITY: Change is not a roadblock; it's an opportunity. We fully embrace change as a chance to learn and grow. Continuous learning, curiosity, and evolution are not just encouraged; they are essential ingredients for a thriving and forward-moving organization.
These core values will serve as the compass guiding us on our journey ahead. They reflect our commitment to excellence, our dedication to our team, clients, and partners, and our firm belief in the power of innovation and kindness.
As we embark on this exciting new chapter, we invite all members of the Kline Engineering family, from our dedicated employees to our valued clients and partners, to join us in embracing these core values. Together, we will shape a future filled with innovation, integrity, entrepreneurship, knowledge sharing, love, and adaptability, as we continue to excel in our industry and make a positive impact on the world.
Thank you for being a part of this incredible journey. The best is yet to come!
Congratulations to all 2023 PTI Service Awardees! ⭐️
Congratulations to Don Kline for being awarded the 2023 Post-Tensioning Institute James R. Cagley Award for the Most Active Technical Committee Chair.
Congratulations to Don Kline for being awarded the 2023 Post-Tensioning Institute James R. Cagley Award for the Most Active Technical Committee Chair.
The PTI Service Awards are presented annually by the PTI Technical Advisory Board (TAB) and the PTI Certification Advisory Board (CAB) to groups and individuals who have gone beyond the call of duty and provided PTI with time and resources that are out of the ordinary. This year, our own, Don Kline was awarded the James R. Cagley Medal for the Most Active Technical Committee Chair for his outstanding contribution to the #Post-tensioning industry.
At Kline, we are proud of Don’s achievements for his outstanding contributions to the Post-Tensioning industry.
Congratulations to all the 2023 PTI winners.
➡ Learn More: https://lnkd.in/g2zkVdzC
#pti #leadership #awardwinner #klineengineering #constructionindustry
Happy National Engineers Week
We celebrate our group of talented engineers whose insatiable curiosity transforms ideas into reality. Happy Engineers Week.
This #nationalengineersweek we would like to express our gratitude for the incredible work that our Kline Engineering team does every day. Our talented engineers are constantly finding new solutions to ease our client’s most pressing building challenges. Your expertise, hard work, and dedication have ensured that these structures stand tall, safe, and strong.
𝐇𝐚𝐩𝐩𝐲 𝐍𝐚𝐭𝐢𝐨𝐧𝐚𝐥 𝐄𝐧𝐠𝐢𝐧𝐞𝐞𝐫𝐬 𝐖𝐞𝐞𝐤!
San Valentine’s Day at Kline
This past February 15th, we celebrated Friendship’s day at our DC Metro office with a yummy breakfast and a team-building activity.
This past February 15th, we celebrated Friendship’s day at our DC Metro office with a yummy breakfast and a team-building activity.
Our culture of recognition has long been a cornerstone of Kline's effective management, and Friendship's day - as we called it at Kline - was the perfect excuse to unplug the team from their busy agendas.
To thank all the effort our team has put in the last couple of months, we not only indulged them with a delicious breakfast but tested their creativity and crafting skills by doing an Appreciation board!
At Kline, we believe is important to celebrate people's achievements, to praise their work, and to have fun in and out of the workplace!
Happy Friendship’s month y'all!
Kline’s 2021 holidays
Our team celebrated a fantastic year of growth and innovation at our annual Kline Holiday party!
Our team celebrated a fantastic year of growth and innovation at our annual Kline Holiday party!
This year, we had a jolly time with Mary Ellen's traditional Anchor Head Awards, followed by Kline's Employee of the Quarter Awards to Mathewos Michael and Claudia Israel; and our White Elephant gift exchange to wrap the night up.
We're so grateful to our incredible staff who made 2021 a success, and we're ready for 2022!
2022 Strategic Planning at Kline
At Kline, we like having a good business roadmap!
Because strategic planning is key to success, we emphasize setting annual and quarterly goals that will guide the future direction of our business.
At Kline, we like having a good business roadmap!
Because strategic planning is key to success, we emphasize setting annual and quarterly goals that will guide the future direction of our business.
Last week we hosted our final strategic planning of the year, where we benefited from disconnecting from our day-to-day operations to evaluate and rewrite our goals for 2022.
Our team not only had the opportunity to work on their strategic thinking and execution planning for next year, but they also had a blast teaming up for our team-building activities.
At Kline, effective teamwork has been the key to growth and success. Therefore, these quarterly group sessions aim at developing communication and solving-problem skills. In each activity, our team is tested in their leadership and collaboration abilities, and most importantly, their team vision.
Who would've thought that building the tallest marshmallow tower was such a challenge for our structural engineer team? 😃
Kline Engineering made it to the front cover of PTI’s journal with our 2021 PTI Project of the year award!
The Post-Tensioning Institute (PTI) Journal is out, and we made it to the front cover with our 2021 PTI Project of the year award!
The Post-Tensioning Institute (PTI) Journal is out, and we made it to the front cover with our 2021 PTI Project of the year award!
This article is an in-depth review of our Gulf stream aquarium tank design at the Phillip and Patricia Frost Museum of Science in Miami, FL. A complex, yet exciting project we had the opportunity to be part of, and that is an extraordinary example of how post-tensioned concrete enhances the human experience and improves the built environment.
Kline Engineering & Consulting was engaged as the specialty structural engineer responsible for the design of the tank. The construction team included Skanska USA as general contractor; Baker Concrete Construction, Inc. as concrete subcontractor; and STRUCTURAL TECHNOLOGIES as the PT supplier/installer.
New office in Florida
Kline Engineering is pleased to announce the opening of its third regional location. Our new office is located in North Miami, FL., and will further extend our presence, services, and expertise throughout the Southeast market.
WE HAVE SOME VERY EXCITING NEWS TO SHARE!
Kline Engineering is pleased to announce the opening of its third regional location. Our new office is located in North Miami, FL., and will further extend our presence, services, and expertise throughout the Southeast market.
We look forward to serving this region and welcome you to our office at 1998 NE 149TH ST. | NORTH MIAMI, FL. 33181. You can also reach us at 305-539-9030
Kline Engineering to move a historic building in Florida!
A Mediterranean-inspired residential villa will be preserved as part of a new luxury development in Surfside, Florida. Seaway Villas, built in 1936, is the first beachfront apartment house in Surfside and was deemed a historically significant building in 2014 by Miami-Dade County.
A Mediterranean-inspired residential villa will be preserved as part of a new luxury development in Surfside, Florida. Seaway Villas, built in 1936, is the first beachfront apartment house in Surfside and was deemed a historically significant building in 2014 by Miami-Dade County.
The new luxury oceanfront site will include a mixed-use development with below-grade parking, a restaurant, hotel, and high-end condos.
The 3-story historic masonry building will be moved to a temporary staging area approximately 150 ft. south of its present location to allow foundations and basement construction to proceed. After new construction is brought up to grade, the historic Seaway building will be moved back to its final location – approximately 12 feet east of its present location.
Our team has been awarded a design/build contract with partner Structural BR to strengthen the building shell, move the building, and reconfigure the spaces to accommodate future lobby, restaurant, and amenity space.
We are proud to be part of this historic preservation project and to be teaming up with Structural BR on this design/build contract.
Read more about the SurfSide Villa project -> click!
Danny Hinojosa, Congratulations on passing the P.E. Exam!
Passing the P.E. test permits Danny to become a licensed professional engineer, an endeavor that requires years of study and practice. Congratulations!
Danny began his career with Kline Engineering as an intern in 2015 while pursuing his Master of Science in Civil Engineering from George Mason University. Since that time, he has been an integral member of our structural engineering unit and a valued team player.
Currently, Danny is one of our Project Managers and provides years of experience in design of post-tensioned structures, foundations for structures, reinforced concrete structures, and steel structures in addition to slab formwork projects for high-rise buildings, parking garages, and podiums.
Everyone at Kline is very proud of you, Danny. Well done!
KLINE SERVICE DAY 2021!
At Kline, we believe that more than ever, businesses are taking on the role of leading the world towards positive social change.
KLINE SERVICE DAY!
On June 15th, we had the opportunity to give back to our community in our first Kline Service Day of 2021.
At Kline, we encourage our team and business partners to volunteer with do-good organizations. Today, more than ever, businesses need to take on the role of leading the world towards positive social change.
This year, our team spent time sorting incoming donations, organizing items by category, and preparing clothing and personal items for sale at House of Mercy in Manassas.
House of Mercy thrift store not only does a terrific job reselling, reusing, and recycling 95% of the donated items, but 100% of store proceeds go towards its food pantry, which serves those in need throughout Northern Virginia.
Thank you, Joseph DuBois, for organizing such an enriching team-building experience.
Kline is proud and honored to be part of the Jennie Dean Statue design in Manassas
The city of Manassas unveiled a long-awaited Jennie Dean bronze statue at the Virginia elementary school bearing her name. Dean, a Manassas native who was born into slavery in 1848, founded the Manassas Industrial School for Colored Youth in 1893 – the only high school serving black students in all of Northern Virginia at the time.
Kline Engineering is proud and honored to be part of the design team for this historic local monument.
October 25th, 2020.
Photo credit to princewilliamtimes.com
How to Navigate the PT Calculator (Video)
At Kline, we understand that cost certainty is one of the most important performance criteria in our industry.
At Kline, we understand that cost certainty is one of the most important performance criteria in our industry. For this reason, we launched the “POST-TENSIONING (PT) CALCULATOR,” a free interactive estimation tool to provide a starting point for your material and cost-saving needs!
In our first how-to video, associate engineer Katherine Farley will show you how to use the PT CALCULATOR, and how to maximize your benefit. Give it a try!
We look forward to cutting cost and complexity in your future projects, and hope to work together!
Post-Tensioning Calculator How To Guide
Kline Engineering introduces the first of its kind – a Post Tensioning (PT) Calculator. The PT Calculator is a convenient application for quickly estimating…
Welcome to a new era in Post Tension Design
Kline Engineering introduces the first of its kind – a Post Tensioning (PT) Calculator. The PT Calculator is a convenient application for quickly estimating concrete dimensions and reinforcement quantities for typical post-tensioned concrete buildings. The application is designed to aid in schematic design, value engineering, and structural type study comparisons that can be used in the planning process for building construction. The PT Calculator is ideal for owners, developers, contractors, architects, and engineers who need to quickly estimate quantities and concrete sizes.
The PT Calculator can be used for the following building types:
Office
Flat plate
Continuous wide shallow drop
Residential – Multi-Story
Flat plate
Podium slab with 3 levels of wood construction (4 levels of wood with roof)
Podium slab with 4 levels of wood construction (5 levels of wood with roof)
Parking Structure
One-way beam and slab with long-span beams
Flat plate
Value Engineering
The PT Calculator is an excellent tool for comparing the relative cost of a PT design versus an alternative construction method. We recommend contractors and owners use the PT Calculator to determine if PT provides a more economical building solution for their project before they enter the construction phase of a build.
Architectural Planning
The PT Calculator is ideal for architectural planning. If an architect wants to know the concrete floor thickness required for a multi-level residential building, the PT Calculator can provide the answer. If you are planning to construct multi-level wood framing over a concrete podium slab, the PT Calculator will provide the podium thickness. In the early planning stages of design, you may not have convenient and low-cost access to structural engineering services; the PT calculator is here to help bridge this gap.
Using the PT Calculator
Using the PT Calculator is easy. With a few simple inputs, the user is provided with concrete sizes, PT quantities in lb./sq. ft., and rebar quantities in lb./sq. ft. Below are the steps:
Select building type from a drop-down menu.
Input typical span lengths
Input typical bay widths
Press “calculate”, and the application provides typical concrete dimensions and reinforcement quantities.
A data sheet with all of the input and results is available to download and print.
The calculator algorithm is based on the minimum design requirements of ACI 318-14, and on loading in accordance with IBC 2015.
Limitations of PT Calculator
It is critical for the user to understand that any information provided by the PT Calculator should only be used for conceptual design purposes or for approximate size and quantity comparisons. The PT Calculator is not intended to be used for design of new buildings or evaluation of existing buildings. It does not provide detailed design information such as prestress forces, tendon profiles, rebar sizes and lengths, etc. The application does not consider special design conditions such as concentrated loads, non-typical span lengths, or openings in the slab. The application also does not check for punching shear resistance in two-way slabs. Many of the assumptions that form the basis of the PT Calculator are rooted in typical PT design and construction practice in North America. For example, the user cannot vary design concrete strength. The application uses f’c = 5000 psi for all computations.
The PT Calculator should not be relied upon for design purposes or for accurate construction price estimates, and Kline Engineering & Consulting, LLC does not guarantee or warrantee that the information provided by the PT Calculator is accurate.
If you wish to receive more accurate preliminary design information you are encouraged to contact Kline Engineering & Consulting, LLC. Kline provides consulting services for all types of PT structures and we provide structural designs from conceptual phase through final design and construction. For more information, please contact our office.
Kline Engineering Opens a Second Location in Charlotte, North Carolina!
Mathewos Michael will spearhead our North Carolina office.
Mathewos Michael will spearhead our North Carolina office. He holds a Bachelor of Science in Civil Engineering and is a licensed Professional Engineer, PE, in Washington DC and North Carolina. He works on a wide range of structural design projects, from post-tensioning and reinforced concrete to structural steel design.
We look forward to serving this region and welcome you to our office at 7508 E. Independence Blvd. Suite 103 | Charlotte, NC.