March 19, Ms. Jean McDonald CAP Management th Street, Suite 1010 Denver, Colorado 80202

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1 Ms. Jean McDonald CAP Management th Street, Suite 1010 Denver, Colorado Re: Prospector s Point Walkway/Façade Repairs Martin/Martin, Inc Project No.: S.02 Ms. McDonald: Per your request we have compiled a list of the major areas of deterioration for each building at Prospector s Point. Items near the top of the list and in bold under each building heading are items that we feel require immediate attention as they present hazards to life safety and could result in structural failure. This is not meant to minimize the severity of the items which not bolded, since over time they will continue to deteriorate and work their way up the list if not addressed sooner than later Decatur Street At the 3 rd Level walkway there is a portion of concrete that has deteriorated down to a granular state. As a result the wood trim and framing below is showing signs of severe deterioration which could lead to rotting of the wood beams and structural failure. The rear deck in the SE corner of the 3 rd Level is showing signs of severe water damage. There is heavy metal railing corrosion occurring at the 2 nd Level between the stair enclosures. While most of the stair treads throughout this building were in fairly good condition there is one near the 3 rd Level with its concrete heavily spalled and seems about to crumble.

2 8450 Decatur Street At the 2 nd and 3 rd Levels there is considerable sagging of the walkways between the stair enclosures indicating possible structural damage. At the 3 rd Level there is a portion of deteriorated concrete on the walkway that has developed a hole through it and the rest of the concrete around it feels as if it is about to crumble. o Due to the heavy rains that occurred in September 2013, this building required emergency shoring of the 2 nd and 3rd Level walkways. The downpours created rapid deterioration of the already damaged concrete and was washing away portions of the walkways. The exposed wood framing was saturated to point where the railings could not be reattached; the wood was too soft to hold any connections. At the rear decks there are two (2) sets where significant sagging of the decks were observed at all floor levels. There are several instances where the wood posts are not landing square on the round, concrete foundations. In some instances only a corner of the post is actually supported Decatur Street At the 2 nd and 3 rd Levels there is considerable sagging of the walkways between the stair enclosures indicating possible structural damage. At the 3 rd Level a portion of the walkway is dropping and has created a ½ step. In this vicinity there is also a portion of concrete that has deteriorated down to a granular state. A portion of wood post is missing near the base. Foundation cracking and exposed rebar in south corner W. 86 th Avenue There are small portions of walkway and deck concrete that have deteriorated to a granular state. The brick panel at the NE corner appears to be leaning and some pieces of mortar were found on the ground nearby. At the base, almost a full depth of brick is hanging away from the face of the foundation wall. A portion of wood post is missing near the base. Foundation wall cracks at one of the stair enclosures. At one of the stair landings between the 1 st and 2 nd Level there is corrosion at the underside of the metal deck and it is beginning to crack. Corrosion at some stair stringers and tread pans. Some stair treads are starting to spall. P a g e 2 9

3 2750 W. 86 th Avenue There are small portions of walkway and deck concrete that have deteriorated to a granular state. At the 2 nd Level, at two (2) of the stairway connections to the walkway, there is significant concrete cracking and corrosion near the stair stringers. There is considerable corrosion of the metal railings occurring throughout. Due to the proximity of large trees adjacent to the building virtually every downspout was clogged as well as the gaps between the edges of the concrete walkways and the fascia boards. These concentrations of plant materials will prevent proper drainage and accelerate deterioration of the wood trim and structural elements as it will hold moisture. Some downspout extensions empty adjacent to the foundation walls. This will lead to deterioration of the concrete. Rout extensions away from any perimeter walls. At the SE corner of the building there is a berm that creates reverse slope towards the building W. 86 th Avenue Considerable corrosion and concrete damage at stairs. Walkway concrete deterioration to a granular state. 1 st and 2 nd Level soffits have portions removed exposing existing wood rot. Very significant corrosion at metal railings throughout. Ponding water has been reported as a common occurrence at the entry doors some of the units. Brick veneer deterioration Decatur Street 3 rd Level walkway heavily deteriorated. From 2 nd Level below signs of considerable water damage are evident. At one instance light could be seen through the structure above and a knife could be stuck into several of the wood structural and trim elements. Due to the proximity of large trees adjacent to the building gutters and downspouts were clogged as well as the gaps between the edges of the concrete walkways and the fascia boards. These concentrations of plant materials will prevent proper drainage and accelerate deterioration of the wood trim and structural elements as it will hold moisture. Some downspout extensions empty adjacent to the foundation walls. This will lead to deterioration of the concrete. Rout extensions away from any perimeter walls. Railing attachment at 1 st Level walkway stair corroding and concrete is cracking and deteriorating. Soffit panels at roof eaves are bent and damaged in spots along the rear of the building. From 3 rd Level walkway there appears to be water damage at the roof overhangs above Decatur Street P a g e 3 9

4 At the 2 nd and 3 rd Levels there is considerable sagging of the walkways between the stair enclosures indicating possible structural damage. At the 3 rd Level there is a portion of deteriorated concrete on the walkway that has developed a hole through it and the rest of the concrete around it feels as if it is about to crumble. Very significant corrosion at metal railings throughout. There are several instances where the wood posts are not landing square on the round, concrete foundations. In some instances only a corner of the post is actually supported. Considerable corrosion and concrete damage at north stairs. Brick veneer portion of south wall appears to have a slight lean and some bricks have fallen off the top corner. From 3 rd Level walkway there appears to be water damage at the roof overhangs above. There is a pair of downspouts that have been re-routed over the edge of the walkway and runs down the front of the railings. The remaining, previous downspouts need to be removed and capped. At grade the replacement downspout points straight down and needs to have an extension installed to direct water away from the building Decatur Street At the 3 rd Level walkways there are portions of the plastic siding under the windows that can be easily pulled away. The sealants have failed and water will freely get through these gaps, behind the wall and down into the framing below. There is considerable corrosion of the metal railings occurring throughout. At the NE corner of the 1 st Level walkway the round, concrete post foundation is tilted, indicating possible movement. The framing underneath shows signs of water damage. Towards the southern portion of the walkway there is temporary shoring installed underneath. At the rear of the building at the 1 st Level there is a sizeable portion of siding that is missing. This needs to be repaired to prevent moisture intrusion which will result in future damage. Soffit panels at roof eaves are bent and damaged in spots along the rear of the building. From 3 rd Level walkway there appears to be water damage at the roof overhangs above Clay Street P a g e 4 9

5 Corrosion and concrete tread deterioration at stairways. Concrete is missing near some stinger connections. 2 nd and 3 rd Level perimeter beams are rotting at certain spots. A knife was able to be stuck into the wood. At one spot the wood is crumbling. There are several instanced where the wood posts are not landing square on the round, concrete foundations. In some instances only a corner of the post is actually supported. Very significant corrosion at metal railings throughout. 3 rd Level walkway heavily deteriorated, in some spots to a granular state. Brick veneer portion of north wall appears to have a slight lean and some bricks have fallen off the top corner. A post at the 2 nd Level is missing a sizeable chunk of wood. The concrete foundation of the central stair enclosure has a large spot of delamination on its south face. Several downspout extensions need to be extended farther. From 3 rd Level walkway there appears to be water damage at the roof overhangs above. Cracks in stair enclosure walls Clay Street The rear deck at the SE corner, 1 st Level has rotting floor structure and is not supported by its concrete foundation. Brick veneer portion of north wall is leaning significantly at the top and there are missing bricks. At the 2 nd Level walkway where the south stairway connects, there is a large crack and signs of the stringers pulling away. The landings have large cracks as well as the enclosure walls. There is a twisted support post between the two (2) stairway enclosures. Sidewalk and curb in front of building are heavily deteriorated. Missing piece of corner siding at stairway enclosure. The wood railing and fascia elements are heavily deteriorated throughout the front, walkway façade. Significant water damage evident throughout front walkways and rear decks. There are signs of recent repairs in these areas as well. From 3 rd Level walkway there appears to be water damage at the roof overhangs above 8690 Decatur Street P a g e 5 9

6 Stairways are composed of wood stringers, treads and risers with steel connection. The steel is showing signs of corrosion at connections and the wood treads and risers are experiencing water damage and cracking. Birds have built nests in the hot exhaust vents. This could be a fire hazard. Significant corrosion on walkway and stair landing edge flashings and railings. Concrete walkways and stair landings are beginning to crack and will deteriorate further if not repaired and sealed in the near future. Roof drainage path has upper downspouts dumping on to lower roofs. Splash blocks or additional flashing should be installed to prevent premature deterioration of the asphalt shingles. Eave flashings are missing or damaged. All of these should have new flashings installed or repaired to match existing in order Some minor stucco cracking. Portions of missing and damaged siding. Brick base flashings are exposed and ledge angles are corroding. Portions of roof eave soffit panels are missing or damaged. Repair or replace to prevent animal infestations Clay Street Stairways are composed of wood stringers, treads and risers with steel connection. The steel is showing signs of corrosion at connections and the wood treads and risers are experiencing water damage and cracking. Birds have built nests in the hot exhaust vents. This could be a fire hazard. Concrete walkways and stair landings are beginning to crack and will deteriorate further if not repaired and sealed in the near future. Significant corrosion on walkway and stair landing edge flashings and railings. Roof drainage path has upper downspouts dumping on to lower roofs. Splash blocks or additional flashing should be installed to prevent premature deterioration of the asphalt shingles. Eave flashings are missing or damaged. All of these should have new flashings installed or repaired to match existing in order Some minor stucco cracking. Portions of missing and damaged siding. Brick base flashings are exposed and ledge angles are corroding. Portions of roof eave soffit panels are missing or damaged. Repair or replace to prevent animal infestations. P a g e 6 9

7 2730 W. 86 th Avenue Brick portions of the north wall are leaning. Several downspouts need extensions to direct runoff away from the building. General concrete walkway deterioration and cracking W. 86 th Avenue Brick portions of the north wall are leaning. There are several portions of walkway and deck concrete that have deteriorated to a granular state. There are several temporary shoring columns supporting the 2 nd Level walkway that are wrapped with gypsum board. This will absorb water and deteriorate the supports. Provide permanent fix. Several downspouts need extensions to direct runoff away from the building. Eave flashings are missing or damaged. All of these should have new flashings installed or repaired to match existing in order 2710 W. 86 th Avenue Brick portions of the north and south walls are leaning. Several downspouts need extensions to direct runoff away from the building. General concrete walkway deterioration and cracking Decatur Street General concrete walkway deterioration and cracking with some portions deteriorated to a granular state. Walkway concrete cracking near stair connections. Significant water damage evident at walkway soffits from levels below. Abandoned downspouts between levels need to be removed and holes patched. There is a berm at the rear of the building that is directing runoff back towards the building W. 86 th Avenue At the 1 st, 2 nd and 3 rd Level walkways there is a portion of concrete that has deteriorated down to a granular state. The deteriorated concrete poses a tripping hazard as well as a route for water to access the structural framing below and cause additional damage. Portions of the wood trim on the railing are rotting and have come loose. There is heavy metal railing corrosion occurring at the 2 nd Level between the stair enclosures. Two decks on the west side of the 3 rd Level are showing signs of severe water damage from underneath. P a g e 7 9

8 2725 W. 86 th Avenue One location along the 3 rd level walkway is severely cracked and sloped. Selective demolition may be required in this area to observe the condition of the wood joists. Significant wood rot was observed at the 2 nd Level walkway from below. Severe wood rot was observed at the foundation where walkway sagging was noticeable from the front of the building. The column supporting the upper levels sits on the severely rotted wood beam. Two decks on the west side of the 3 rd Level are showing signs of moderate water damage from underneath Clay St There is heavy metal railing corrosion occurring at the NE corner of the 3 rd Level. A column near the middle stairwell has minimal bearing on the concrete pier. A column at the NE corner has minimal bearing on the concrete pier. The ADA concrete ramp railing at the NE stairwell has heavy corrosion and the rail posts are not connected to the concrete in a couple of locations Clay St There is heavy metal railing corrosion occurring at the 1 st, 2 nd and 3 rd Level between the stair enclosures. Two locations at the 3 rd Level walkway are showing signs of severe water damage from underneath as well as one location at the 2 nd Level. New drainage pipes have been directed back underneath the building. This can cause significant foundation issues if the water is not directed away from the building. A deck at the SE corner of the 3 rd level is showing signs of severe water damage Clay St A column supporting the upper decks along the south face of the building is not sitting on the pier. Noticeable deflection of approximately 3 has occurred at this location. A column at the SW corner has minimal bearing on the concrete pier. There is heavy metal flashing corrosion occurring at the NW corner of the 1 st Level. Portions of the wood trim on the railing are rotting and have come loose at several locations. P a g e 8 9

9 8645 Clay St One location at the 3 rd Level walkway is showing signs of severe water damage from underneath. At the 2 nd Level walkway near the middle stairwell there is a portion of concrete that has deteriorated down to a granular state. The deteriorated concrete poses a tripping hazard as well as a route for water to access the structural framing below and cause additional damage. A portion of the 2 nd and 3 rd Level walkway is severely sloped. The column in this area appears to have a new waterproofing wrap at its base. Two columns along the west side have minimal bearing on the concrete pier. One column at the SW corner is not sitting on the pier. Two columns along the east side have minimal bearing on the concrete pier. A deck at the NW corner has severe concrete cracking. The siding on the east side 1 st Level decks is showing signs of severe water damage at a couple of locations. Sincerely, Kevin S. Dunham, PE Associate, Investigative Engineering P a g e 9 9

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