Morabito Consultants is providing structural engineering, waterproofing consulting, and capital planning services for a long-term plaza remediation program at The Ritz-Carlton Residences Inner Harbor, a luxury residential community consisting of six buildings constructed above a shared below-grade parking structure. The project was initiated to address widespread water intrusion affecting the garage level and to develop a comprehensive strategy for the phased replacement of aging plaza waterproofing systems throughout the property.
A detailed engineering evaluation identified system-wide waterproofing deficiencies, including deteriorated waterproofing membranes, ineffective subsurface drainage, and aging expansion joints that allow moisture infiltration into the structure below. While the plaza surfaces, hardscape, and landscaping were generally found to be in good condition, extensive evidence of recurring leakage, efflorescence, and moisture-related deterioration was observed throughout the garage structure. Morabito Consultants developed a phased remediation strategy focused on full replacement of the waterproofing assemblies, enhanced drainage systems, expansion joint rehabilitation, localized concrete repairs, and improvements to flashing and waterproofing details at critical transitions and penetrations.
The restoration program includes removal and replacement of existing plaza overburden, including hardscape, landscaping, irrigation systems, fountains, walls, and related site features to facilitate installation of new waterproofing systems. Design recommendations incorporate bonded sloped topping slabs, upgraded drainage infrastructure, supplemental drains, improved flashing details, and coordinated structural repairs to maximize long-term performance and durability. Morabito Consultants is also serving as Engineer of Record and Owner’s Representative for the initial Spa Garden Plaza phase, providing design, bidding, permitting, construction administration, inspection, and project closeout services. Upon completion, the project will reduce water intrusion, protect the below-grade structure, improve drainage performance, and extend the service life of the plaza and parking garage systems.