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Creating Remarkable Buildings.
Construction Management
General Contracting
Design I Build
Tenant Improvements
Pre-Construction Services
January 16, 2013
Alyeska East Condominium Association
c/o Daniel Greenlaigh
c/o Bryan Krukoski
- Hand Delivered ­
Pre-Construction Service Report
Committee Members;
On October 10, 2012 I conducted the first of two exterior building inspections of the
Alyeska East Condominiums located in Girdwood, Alaska. After the initial inspection I
met with Daniel Greenlaigh and Bryan Krukoski to discuss the initial findings. I made a
subsequent trip on November 22, 2012 to take a closer look at a few areas prior to
sending Petra Wilm of Ten21 Architects to the site for some initial design ideas. For
clarity I will reference the Sitzmark as North, the mountain side as East, the exterior
stair tower as South and the parking lot as West.
The intent of this report is to provide the condominium association with the status of the
current building, repair ideas and some preliminary conceptual sketches for
consideration.
Building Analysis:
The condition of the building is better than I expected.
Upon arrival I noticed some
work was recently performed on the roofs, the gas meter shed, and the interior of the
end (southern) unit was under construction by Grayling Construction. The inspection
was only performed on the exterior and included taking moisture readings of the wood
lap sid ing, deck framing, windows, and general analysis of the structure with the intent
of defining deficiencies.
The natural gas m eter roof looks to have
been recently constructed and is in good
condition. It appears the cedar fascia
was intentionally left unfinished and will
continue to water stain/patina over
time .
Where the gas roof ties into the exterior
stair tower the flashing is incorrectly
instal led
and
will
lead
to water
infiltration between the stair tower and
gas roof - while not desirable I do not
see a high potential for problems due to
2903 Tanglewood Dr. • Anchorage, Alaska • 99517 • 907.644.0644 • Fax 644.1059
www.benchmark-alaska .com
the limited exposure to the weather.
Step Flashing should have be under siding
Edge flashing cut short
Horizontal Lap Siding:
In general the siding is in fair to good condition. It is my understanding that the paint
application has lasted longer than the manufacturer warranty. The moisture content on
the siding was higher than should be painted at the time of inspection but based on the
Girdwood rainfall we experienced in fall 2012 it was probably just a seasonal high
reading. The moisture content of the siding will fluctuate to some degree throughout
the season.
The paint has cracked and failed in spot locations. As the first barrier to shed surface
water, any cracks or failures in the paint will be weak pOints for water infiltration. The
areas of failure are isolated and not global.
Some locations are obviously worse than others. One particularly bad location is the
Southeast corner of the building which sits under snow for most of the year. The wood
in this location has failed but the wall sheathing beyond is in fair condition. This area
has not been compromised structurally behind the trim and siding. The failure of the
materials are isolated to the trim and siding along. In fact, it is still shedding enough
water that only minor signs of water staining are present on the wall sheathing.
ElENCHMFlRK While the corner trim is in poor condition at
the base and joint, the wood trim was
maintaining structural integrity at the time
of inspection.
Clearly this corner trim needs to be
replaced in the near future, but it also
illustrates the life of the failure.
The knife cannot penetrate the material
where the paint is in good condition and has
been shedding water. At the open corner
where water infiltration occurs the trim
absorbs some moisture which leads to
failure.
Where the trim sits in snow for
most of the year the water infiltration is
quicker and leads to quicker deterioration.
In this case - it looks like the bottom two
pieces rotted to the point they fell off at the
butt joint.
On the building the trim is fastened directly
to the wall sheathing. With this detail the
lap siding butts into the trim which should
be caulked to help ensure a watertight seal. The caulking at many locations has failed
and should be addressed with any renovation work.
The East (mountain side) lower units show more signs of paint cracking and failing than
the upper units but the siding and trim is in fair condition overall.
8E:NCHMFlRK
The cracking in paint (East side lower unit) indicates it is going to begin to chip/fail. The
picture is somewhat difficult to see but what is illustrated is a bunch of cracking in the
paint - commonly referred to as alligator skin. Once the cracks are formed the water
begins to infiltrate behind the paint which leads to failure. When a minor amount of
pressure was applied to the knife the paint flaked right off. In this application, assuming
the moisture levels are suitable for paint, the siding would have to be properly prepped
to obtain a painted finish. There are a number of large areas that have this type of
cracking present.
There are many signs of wood blistering, cracking and failing paint but it appears that
some of the locations are a sign of poorly done repainting - not an entire failure of the
last complete paint job. It is difficult to tell but the result is the same - the paint is not
adhering to the substrate. Once this failure begins the failure will accelerate.
These pictures are included to show some of the worse locations and how the
deterioration will accelerate once the 'skin' is compromised. The structural integrity of
the wood siding remains intact but since it's more exposed to the weather the failure
BENCHMARK has accelerated. This area will begin to peel in large areas with wind, rain, snow, etc...
the two pictures below illustrate when the paint starts to peel in large areas.
Again,
similar to the other locations, the wood is still structurally intact but will begin to
deteriorate the more it's exposed to the elements.
I included the picture below to show a section of siding that was replaced recently.
While hard to see in the picture, the siding is face nailed, meaning the heads of the
fasteners are exposed to view.
While
this
siding
installation was installed
correctly, it differs from
the rest of the building
which is blind nailed.
Blind nailing means the
heads are hidden behind
the upper board and
tacked with a few finish
nails
as
needed
to
secure the leading edge
of the siding.
This is only an aesthetic
difference,
not
a
performance differen ce .
BENCHMFlRK Siding Summary:
The overall condition of the wood siding and trim is structurally sound. The paint on the
siding is failing and will continue to fail once it opens up to the weather. Based on the
age of the building, and my assumption that the siding has never been replaced, there
will be lead paint present in at least one of the paint layers. Since lead tester will only
test the surface layer I did not take any tests. Prior to any pricing I would remove a
paint sample and have it tested by White Environmental as part of our cost proposal.
This test is roughly $35. If a new paint scheme is desired on the existing wood siding
getting rid of all loose paint is required.
Under current municipal laws this work must be performed by a contractor licensed in
Lead Paint Removal. Benchmark and its painting contractors are licensed for this type
of work.
Window & Door Evaluation:
The windows, doors and trim appear to have been addressed by individual condominium
owners and not as a planned replacement.
There is a mix of the original wood
doors/windows, vinyl replacement windows/doors and metal clad wood windows. Some
were correctly flashed at the heads, some not. The original windows need to be
maintained with paint and sealant to avoid any additional deterioration but for the most
part they are holding.
Here is a picture of a metal clad
wood window which matches the
paint scheme of the existing green
trim. Unfortunately it is not the best
option for aesthetic changes to the
exterior color scheme.
The window was installed correctly
but the new trim profile doesn't
match the old trim profile so the
siding terminates a little shorter than
desired.
Conditions like this will
require maintenance of the caulking
to ensure it holds and sheds water
as it currently does.
The header of the window has good
flashing that was reused from the
original window installation.
This
window location in particular will not
allow water infiltration unless the
caulking fails.
Side Note: In this picture the siding
shows signs of repainting but is in
fair condition with only a few chips
which look like they were caused by
some type of impact.
BENCHM~RK
This lower East facing unit has white vinyl
replacement windows and a full glass door.
Again, from an aesthetic point of view the
windows are now limited if the exterior color
scheme ever changes.
The windows
themselves are good replacement units but
they were not installed with the proper
flashings that I would recommend.
The door is in good condition and will accept
any DTM (direct to metal) paint if color
changes are implemented.
These are two examples of upgrades from
the original wood windows but performed
separately without a global plan in place. In
my opinion any future upgrades should fit
some form of long term plan so the units
look cohesive and not like an uncoordinated
effort.
The window configurations have also been adjusted to suit the individual owner needs
and desires. Some trim left raw, some white, some metal, etc. .. While very common in
a multi-unit condominium association it creates a challenge to address during
renovations. In general if the quality of the window is in good condition there are ways
to make the replacements fit any redesign.
BENCHMFlRK
The original wood windows are beginning to fail. Once the seals break and the 'fog'
appears it has lost most of little "R-Value" it provides. Add on the deteriorating wood
brickmold and trim and the unit becomes a topic of upgrade. Some of the original wood
windows that have experienced more weather exposure are obviously in worse
condition. Many still have some life, but clearly they are in the latter years of life .
Here's a picture of a few West facing
upper units illustrating a different
window configurations.
While these
units have replacement windows that
are in good condition, the lack of
symmetry does add to a "busier" look.
These windows also happen to be
different colors and materials which
add to the disorder. Like many of the
conditions on the building, this is
example is strictly an aesthetic issue
not a performa nce issue.
Window / Door Conclusion:
Unfortunately there are a number of
window sizes, types and layouts that
differ from unit to unit. The items that
are purely aesthetic are hard to
change, particularly when some are
new. If the goal of the condominium
association includes upgrading the look
of the building then windows could be considered. At a minimum I would suggest
looking at the replacement costs of the original windows to ensure the structure
maintains a tight weather envelope. In the last two condominium remodels I performed
in Girdwood, the interior work as related to window replacement was the responsibility
of each individual condominium owner. There is a cost for new trim or drywall with
replacement that should be considered.
Decks Analysis:
For the most part, the columns, joists and rim joists are built from pressure treated
lumber. Based on the different colors, level of moss, etc some are clearly newer than
others. The paint job on most of the structural deck members is failing which is fairly
typical of paint on pressure treated wood if not prepped appropriately or applied when
the product was moist. Based on the Girdwood climate I am assuming it was the
moisture that accelerated the paint failure.
The column bases are supported with concrete piers that do not appear to have shifted.
While a frost protected concrete base would be superior, the deck framing seems to be
stable or at least not experiencing much differential settlement which leads to problems.
The main support beams are almost all pressure treated and appear to be in good
condition. I did not find any that had begun to deteriorate.
The columns supporting the upper decks also appear to be in good struct ural condition
and it looks as if most have be replaced at one time or another. The joists are a mix of
untreated and treated material, presumably when one began to deteriorate it was
replaced with a pressure treated member.
BENCHMF=tI<K
Many of the decking boards and horizontal rail framing is beginning to deteriorate. Like
the jOists, it appears that many have been upgraded upon failure. The vertical wood
balusters are on a case by case basis. Over the life of the building many owners have
stuck with an alpine look while others choose a simpler less expensive replacement ­
whether due to cost or aesthetic preference.
Underside of East decks in good, dry condition, with minor water staining present.
Pressure treated column and beam
compromised at the time of inspection.
BENCHMRRK
supports.
Some
rust
but
not
structurally
These two pictures illustrate some
repair beams and columns in addition to
a change in rail ing design.
The
balusters and alpine type railings are
the easiest aesthetic repair that can be
accomplished.
Petra Wilm of Ten21
Architects provided some renderings
showing railing symmetry.
Replacement rail balusters with some painted and unpainted pressure treated supports
BENCHM.=lRK
Old Alpine balusters adjacent to new 2x balusters
Some of the lower East facing units have installed "roofs" under the deck framing which
I assume is to divert both water and debris from the deck above. The roofs are made
out of metal siding, corrugated reinforced plastic and a combination of wood. The need
for this feature seems to be present and should be addressed in any future upgrades.
BENCHM~RK
Deck Summary:
The structural integrity of the deck supports was intact at the time of inspection. It is
my understanding that a local structural engineering firm assisted with the design of the
replacement decks. I did not perform any structural calculation analysis to determine if
the members are correctly sized.
As you will see in the renderings from Ten21 Architects at the end of this report, the
building will improve visually with symmetry of the deck railings and color. If only from
an aesthetic stand point, this upgrade would have a big impact for the cost - A Good
Value Upgrade.
Miscellaneous Items:
Overspray:
At the time of the last paint job, there was not a lot of attention to detail at the
undersides of the upper decks. These two pictures illustrate the overspray of the body
paint on the underside. This is purely an aesthetic issue and occurs in a handful of
locations.
Roofs:
It is my understanding that the roofs have been completely replaced and do not require
any additional work. Similar to the gas meter roof, the fascia is an unfinished cedar that
will water stain more than it will patina based in the Girdwood climate.
The soffits of
the roofs were replaced in some locations but not all. These replacement pieces were
not painted and remain unfinished adjacent to finish materials. This is purely an
aesthetic issue.
BENCHMRRK
On the left is a picture of the orig inal
cedar shake roofs.
This is another
area that could be addressed visually
in the scope of renovations .
The cedar shakes are nearing the end
of their lifecycle but based on the
pitch of the roof and the lap on the
material they are shedding water
efficiently.
BENCHMFlRK Building Penetrations:
There are many pipe penetrations, heater penetrations and small details that can be
improved.
All penetrations through the siding should be sealed from insects and
weather. Additionally, the methods of attachment can be uniform to help with the
appearance.
Design Renderings / Ideas:
As I mentioned above, at the end of this report are a few pages with design renderings
from Petra Wilm of Ten21 Architecture. Petra provided two color options on the siding
and cleaned up the decks, balusters and some exterior clutter. These renderings are to
illustrate to the Board how much different the building can look with some simple color
changes and symmetry.
Conclusion
If the committee decides to move forward on any of the repairs, it is my
recommendation that a scope of work be determined for pricing first. For example if a
new paint scheme is unanimous for pricing, the color of the paint does not change the
cost. Developing a list of priorities will help Benchmark build a complete scope of work
to use as pricing. After a list of priorities is established, my approach is to develop a
detailed scope of work for each trade, then publically bid the scope of work to at least
(3) three contractors for every activity.
I would then prepare the bids for the
committee's review along with the total pricing presented to match the list of priorities.
As I touched on briefly, if window replacements are part of the list of priorities there are
hidden costs with new windows. The interior trim needs to be removed prior to the the
window being replaced. Subsequently, after the window is replaced new trim or drywall
returns are required. In my past experience with condominium associations this cost is
the responsibility of the condo owner.
Another unforeseen activity that should be expected are nail/screw "pops." When any
work is performed on the exterior of an existing building the wall will experience impact
BENCHMFlRK
loads that it previously had not had. In older construction the type of drywall (or in
some cases plaster) fasteners that were used will "pop" the small amount of drywall
taping compound that hides the fastener. This can result in a few frustrating spots on
an Owner's wall if they were not told to anticipate it.
Some of the older units in
Girdwood experience fastener pops when the snow cannons are used so this may not be
a surprise to some of the tenured tenants.
In the past 3 years Benchmark has completed renovations on Snowbird (44 units),
Snowview (12 units), interiors of Snow Ridge (3 units) and 3 individual cabins. We are
also scheduled to begin construction on a new cabin in spring 2013. We not only like
working in Girdwood, but we understand the season, the climate and have relationships
with local contractors as well as contractors accustom to working in the Girdwood Valley .
I hope you find this report helpful. I have volumes of pictures from the initial visits. If
you or any of the owners would like hard copies or electronic copies just let me know.
In the interim f you have any questions or would like additional information please feel
free to contact me directly at 907.360.4770 or via email - cb@benchmark-a laska .com
Thank you for the opportunity to work with you.
CB Brad y
President
Benchma k Construction Inc.
cc: Petra Wilm, Ten21 Architects
Marya Pillifant, VP Benchmark
File
BENCHMf=lRK Ten
1--
petra @ten21architecture . com
1021 P Street Anchorage 99501 987-2 29-1646 Alyeska East
& The Bake Shop
December 21, 2012
PROJECT #
21 2 bright accent color at soffits and key lower level locations
bring decorative railings to all balconies
paint with dark color
new lighter color for main body of bUilding
darker cone at lower level
simplify signage
clean up lower level accessories
Ten
-21
petra @ten21architecture.com
1021 P Street Anchorage 99501 907-2 29-1646 Alyeska East
& The Bake Shop
Exterior Improvements
PROJECT #
2 I 2_
December 21, 2012
(glJ1
__
[email protected]
1821 P Street Anchorage 99581 987-229-1646 Alyeska East
& The Bake Shop I
December 2 1, 20 12
PROJECT #
212_
-
petra@ten21architecture . com
1821 P Street Anchorage 99581 • _ _ . 987-2 29-1646 Alyeska East
& The Bake Shop I
December 21,2012
PROJECT #
212_