March 19 construction meeting notes

Harold, Dorothy and Bob met from 11am to noon.

Miscommunication problem with roof drain testing in 920s: testing protocol was followed, leaks detected 2nd floor & 1st floor within 1 min, water in downspout immediately released, Bob went in with the roofer and the foreman, the small spill was cleaned up within 5-10 mins. One was on a “dishtowel” clean-up, the other maybe a Dixie cup worth of water.
They demo’d the stucco from trellis up to roofline. Bob apologizes for not sending him personally an email.
Bob also explained about the use of fans for attic ventilation.
Paul sent an explanation to the wcp list. However, he did not fully explain the nature of the miscommunication. Bob would have liked to have been contacted directly before the community was alerted, and admits that it would have been good to send Paul a personal email.
Bob/Jacklyn will share the roof drain testing protocol with the community so that everyone understands what happens during that procedure.
When stucco is removed it is in general not covered up again unless rain is expected. Residents might see a bit of daylight, but in general the drywall interior blocks direct exposure to the outside.

Skylights: they will be installed at a later stage after all roof work is completed.

Tufflex: the contractor has become very cautious because of the moisture and concrete primer and drying time concerns. Thus he removed some before applying the flashing. However, the protocol has been refined and the contractor is now continuing that work. If the weather holds “Cluster A” should be done in a couple of weeks.

Landscaping. Brian Peck is now the contact person at plowboy. He is working with Gail to have the vegetation removal

Exterior lights: The project has been waiting to see whether any residents have complaints about the proposed model. It is polycarbonate instead of cast aluminum, giving it a better white color, and the architect thinks it has better water resistant properties.
There was NO response to the announcement that the Project will be replacing ALL lights.
Question: what about owners who have ALREADY replaced their exterior lights, and want those newer lights reinstalled? A: notify Gail asap.
If anyone want to keep their existing exterior lights, you MUST send an email to Gail.

Owner-installed windows: all project-installed windows have a thin head/drip flashing (similar to the little strips above our existing doors/windows, but with a much smaller profile).
This is a custom profile. It is made of Kinear (?) or stainless with pre-baked finish (this is on order).
Monte Wayne is doing the custom fabrication; he is the subcontractor for the project and for Matt van Dyck. The Association/ARB should try to have these installed on all new windows henceforth. There won’t be uniformity since windows not being replaced will not have these.

Project Schedule. The contractor(s) don’t want to give information beyond progress in Cluster B (900s) yet, which is roughly on track. Thus we can’t yet say anything about whether the 920s are on track or not. However, Bob thinks we are still generally within “ballpark” range of the published schedule.

Next meeting: Tuesday April 2, 11am.

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About hmarcuse

I've been an environmentalist since my college days in the 1970s (May 1977 Seabrook, New Hampshire occupation) , and am now a professor of German history at the University of California, Santa Barbara.
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One Response to March 19 construction meeting notes

  1. John Woolley says:

    Harold, thanks for these updates!

    Just a few comments, not quite in the order of your post:

    Schedule

    By the time the project reaches my cluster, the 940s, I will be really unhappy if there is not some good mechanism in place for updating us regularly about work schedules, materials availability, delays, etc. I, like everybody else, know we have to adapt to the project. But I don’t want to have to make the project my life for an indefinite period.

    Roofing Material & Schedule

    I’m pretty sure the gray roofing material that is now sitting out serving most of us as our roof covering loses its warranty if exposed to direct UV light for more than 6 months. It would be a shame if we messed up on that front. We need to bear in mind that within the life of the material, it may be necessary for some reason to have it exposed to UV again for some period. The HOA needs to avoid assuming additional liabilities.

    Skylights

    The skylight replacement stage seems like a step that could easily go wrong with a variety of long-lasting bad implications. And, unquestionably, all of our roofing manufacturers have warranties that say we should not be walking around on the materials once in place. Why is it not the right thing to do to replace the skylights at the point when the roofing is being installed?

    Spickard Drama

    I suppose we can all learn lessons about how to handle these anxiety-filled situations better. Your account of the quantity of water is helpful and reassuring. (I am moved to offer as a way of standardizing our use of language that water may be said to be “gushing” only when it requires something larger than your kitchen trash can and all the spare towels you own to contain the flow.)

    But it is also true that there are MANY horror stories from the first cluster work involving leaks and serious interior damage and great inconvenience. These are disturbing stories that I believe to be true, by the way, and no “official” counter-narrative has been offered.

    In a community like ours, it is really important to make the communications and the project excellent.

    Bob has demonstrated to me personally his responsiveness, and he is quick to fix things that have gone wrong. He’s good at apologizing. But what the community need to know and feel is that the management is really competently proactive. We want to feel that there will be NO NEED for apologizing.

    Exterior Lights

    I did in fact respond to the announcement about replacing lights. I asked if there was a way to set these fixtures up with motion sensors. Something like this would be very desirable both on grounds of security and energy efficiency. Aesthetically, I don’t much like the new look, but it is not worse than our current bulkhead lights.

    Was there some decision about the lights right beside the front door? These have not worked on our unit for a long long time, perhaps because the electrical outlet points upward into the rain.

    Attic Fans

    You say that “Bob explained about the use of fans for attic ventilation” but did not say what it was that Bob said. I have such a fan and despite talking to Bob directly on the phone about the issue, I don’t know what the project entails about dealing with attic ventilation when the attics get really hot (hot enough to damage stuff stored up there). I assume I am not the only one who has a thermostat-controlled vent fan installed behind the round vent in the front of the attic.

    Thanks,
    John
    942

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