ICRI 2011 Project Award Winner
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Project of the Year: High-Rise Category

Royal Floridian Resort
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Ormand Beach, Florida

Submitted by ConTech Construction, LLC

Royal Floridian Resort

Spinnaker Resorts
Hilton Head, South Carolina

Project Engineer/

United Engineering Consultants, Inc.
Longwood, Florida

Repair Contractor
ConTech Construction, LLC
Winter Garden, Florida

Material Suppliers/

Shakopee, Minnesota

Orlando, Florida

The Royal Floridian Resort is a seven-story vacation resort that is a major economic driver in the small coastal town of Ormond Beach, FL. Originally built in 1973, the building had received several alterations over the years, but the progressive deterioration caused by the harsh saltwater environment had never been addressed.

The restoration team was hired 1-1/2 years before construction started, which allowed for extensive planning. The engineer performed both nondestructive and limited destructive testing to determine the extent and cause of structural deficiencies. These explorations uncovered severe corrosion of the structural steel support columns and beams under the north and south cantilevered ends of the building. Other findings were chloride content in the concrete balconies of over 5 lb/yd3 (2.97 kg/m3), hundreds of top and bottom spalls, and large areas of cracked and disbonded stucco. Water intrusion was causing deterioration inside the living areas.

The extent of concrete deterioration was so severe that the balconies and walkways were completely removed and replaced with new concrete containing a corrosion-inhibiting admixture. Other concrete areas were selectively repaired with prepackaged structural repair mortars. 

The team also executed an architectural aesthetic makeover that transformed the worn-out, drab facility into a gorgeous, modern destination resort. The entire east face of the building was reconstructed, including new balconies, new insulated windows and doors, new waterproofing membranes, and elastomeric coatings on the walls.

New pavers were installed over the waterproofing membrane on the pool deck over the parking garage. New concrete swimming pools completed the transformation of this landmark resort. As the President of the Homeowners Association said, “The Royal Floridian is better today than the day it was built.” 

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