The July 2019 launch of the Eleven in the Roads luxury condos in South Beach sets a distinctive design milestone in the popular Miami neighborhood, with its low-rise structures and an extensive rooftop deck, pool and garden area. Penetron crystalline technology permanently protects the below-grade concrete structures from a high water-table.
Located on 11th Street in the midst of fashionable South Beach, Miami, the Eleven in the Roads luxury condo development features 24 spacious apartments on three floors – available in 2, 3 & 4-bedroom configurations (1,372 to 2,177 square feet), with up to 10-foot ceilings. Perhaps the development’s most distinctive design aspect is the extensive rooftop with green areas, a sundeck and swimming pool, cabanas, a summer kitchen and bar, shaded outdoor yoga and exercise areas, and a children’s play area. Below ground is a parking garage and basement.
“Eleven in the Roads reflects Miami’s enduring appeal for upscale condo developments,” says Christopher Chen, Director of The Penetron Group. “Even with the wide range of luxury offers on the market, the design by Kobi Karp, a well-known architectural and design company, make this project stand out from the pack.”
Streamlined Project Costs and Scheduling
The construction site is located close to the Atlantic Ocean and has a high water-table common to the Miami area. The engineers at Roads 11, a local builder and developer, initially considered a bentonite waterproofing membrane to protect and waterproof the below-grade concrete structures.
However, a more detailed review of the costs – and the time needed to install a comprehensive membrane solution - alarmed the Roads 11 team. Alerted to the success of integral waterproofing solutions used in similar residential projects in the area, Roads 11 reached out to Penetron.
Providing a Permanently Waterproof Concrete Structure
“We worked with the Roads 11 engineers to come up with an alternative to the originally specified traditional waterproofing approach. We demonstrated how much simpler – and quicker – an integral crystalline solution could be,” explains Christopher Chen. “From a cost and scheduling perspective, it was no contest – not to mention how an integral solution would eliminate potential downstream maintenance issues.”
Adding a crystalline admixture (PENETRON ADMIX) to concrete helps significantly reduce permeability of the matrix by permanently self-healing microcracks, pores and capillaries, effectively protecting the concrete against water penetration and the effects of deterioration, even under the constant hydrostatic pressure encountered in the South Beach area. In addition, the pre-measured soluble bags make dosage and mixing of the admixture fool-proof and quick.
The Roads 11 project manager then specified the complete Penetron System: PENETRON ADMIX, PENECRETE MORTAR and PENEBAR SW waterstop for all below-grade concrete foundation structures. CEMEX, the ready-mix supplier, treated approximately 2,000 cubic yards of concrete with PENETRON ADMIX.
“With its low-rise design and unique garden rooftop lifestyle, Eleven in the Roads offers an intimate home environment in the middle of South Beach,” says Christopher Chen. “And below ground, Penetron crystalline technology provides a durable concrete structure to keep the foundation intact.”
Permanently waterproof: Close to the Atlantic Ocean and with a high water-table, the Elevens in the Road engineers opted for an integral, crystalline solution to waterproof the concrete structures.
Penetron in the basement: The Eleven in the Roads condo complex originally specified a bentonite membrane. Penetron crystalline technology was the better choice to protect the below-grade structures.
