WestCon Tribune

March 1998

PACIFIC PARK PLAZA OVERCLADDING REPAIR
Presented by: CAROLYN SEARLS and KENNETH KLEIN of Simpson Gumpertz & Heger Inc.

For the month of March Westcon is fortunate to have another outstanding presentation on a project in which Westcon membership was significantly involved and represented.

Pacific Park Plaza is a 30- story, 583-unit condominium building situated near the San Francisco Bay waterfront in Emeryville, California. Floors 2 through 27 were clad with an exterior insulation and finish system (EIFS) with inset aluminum framed windows. The lower floor is stucco with aluminum framed windows, and the upper three floors are an aluminum and glass curtain wall system.

The building was constructed in 1983 and has been leaking since completion. Sources of water infiltration included the aluminum window washing stage tie-back tracks, sealant joints, cracks and dents in the EIFS lamina, balcony slabs, the windows, and joints in the curtain wall framing at the upper floors. Ken Klein will discuss the extensive investigation of the water infiltration which led to a large monetary settlement for the Pacific Park Plaza Homeowners Association.

The building owners requested that a new exterior cladding be designed for the building. Carolyn Searls will discuss the design of the new cladding and show slides of its construction. The existing EIFS was left in place and the EIFS was overclad with solid aluminum panels. The overcladding was designed as a back-ventilated rain screen, with the repaired EIFS wall serving as the inner barrier. Joints between the aluminum panels are open, not filled with sealant. The new panels were attached to the existing steel studs using unique fasteners called "rivnuts". This allowed all work to be done from the exterior of the building while it was fully occupied.

Some of the design challenges included attaching the new panels to the existing structure without penetrating the wall cavity, which would expose existing mold and mildew, seismic design of the panels, and developing performance criteria and field testing methods for the full scale mock-up. Construction challenges included: scaffolding the building, locating the existing studs for attachment of the rivnuts, fitting the aluminum panels on a building which was several inches out of plumb, and coordination to minimize disruption to the building occupants.

The project cost was approximately $18 million, and the duration of design and construction was three years. Construction was completed in November 1997.

MEETING EXPERT OR ADVOCATE?

Last month Westcon was fortunate to have Jerry Weisbach of his vast knowledge on the difference between being an expert or an advocate. Having practiced and taught architecture for over 25 years and having practiced law since 1978, he is well qualified to be either - expert or advocate.

Today, Mr. Weisbach specializes in professional services and construction contract formation, review, negotiations and dispute resolution. He is a nationally recognized expert on the legal aspects of architecture, engineering and construction practice and is regularly quoted in many industry publications.

Mr. Weisbach's presentation emphasized that the role we play is not as an advocate. The advocate position is that of the attorney. The attorney looks to us for our knowledge and gathering the factual information as well as our ability to be able to relate this information to the jury or whoever is to understand the case. It is not enough to merely state that, "This is the way I've been doing it for ever-so-many years".

Jerry solicited our comments and was amply rewarded by response from the audience that was lively and frequent as a result of his casual and informal presentation. The point was well taken that our general competitive nature will often prompt us to attempt to play the advocate. It was explained quite well that, in doing this, we are not serving the best interests of our clients.

The meeting was very successful due to the interactive forum Jerry created with his casual and informal style. This produced some great questions, viewpoints and comments from members and guests. One point well-taken was that our general competitive nature will steer us away from being the expert and often prompt us to attempt to play the advocate. It was explained quite well that, in doing this, we are not serving the best interests of our clients.

MARCH MENU

A. Filet Mignon wrapped w/bacon with Bernaise Sauce

B. Sole Monterey stuffed w/crab, jack cheese, bread crumbs topped with Mornay sauce

C. Spinach Lasagne

Names of those attending: ___________________________________________________ ___________________________________________________ ___________________________________________________

Please put names and menu choices of those attending and mail or fax your reservation to: Rikki Field, Administrative Services Box 305 Ross, CA 94957 (415) 451-4897

Cost is $30 per member or invitee ($35 late fee) and $15 per first time guest. Reservations must be received by February 13th, 1998, after which the late fee will apply. Clarifications "GUEST": intended for a first time introduction to Westcon (February meeting limited to one guest.)