Hi All,
Below (between the lines) is the email I’m planning to send to Heather and her contractor in response to their email.
If you have additions, modifications, points of clarification, or anything else I’m very open to them.

We’ll obviously have more opportunities to discuss this but don’t want to be free styling without board input.

A few specific questions for you all before I Send
1. *How do we go about formalizing / legally binding unit 401 to any future repairs of any altered public parts of the building: Roof Membrane, Masonry, etc. [KEVIN perhaps you can advise here]
2. **What is the size that requires a public egress? How much smaller would the deck have to be to avoid the public egress. [KAT perhaps you can advise here / know how to find out]
3. KEVIN, what doe Keith Hales have to say about all of this? Would love his take as well as someone with experience in this arena

Let me know on it all.
Cheers,
Max

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Hi Heather and Stephen,
Thanks for sharing all of this information early on in the process.
We’ve reviewed the documents / plans as they currently stand and have some questions and requests.
I’ve copied all pertinent parties here including the board (Kat Warzynski, Gabe Wapner, Chris Cebula) and our management company (Kevin LaPointe).
Details are broken down in to digestible chunks below.
We’ll obviously have more back and forth but this should be a good jumping off point for conversation.

A) Current Requests from the Board
1. Submit structural engineer sign off and analysis of the proposed changes to the structure of the building.
2. Submit proposed guarantee of the roof following modifications to the roof as well as workers and materials on the roof.
3. Submit proposed insurance cert for review of limits, agency rating, and waiver of subrogation language.

B) Meeting Before Work Begins
- At least two weeks prior to starting work we will need to schedule a meeting with the contractor/s to confirm we are aligned on expectations and plan. 
- The meeting will need to take place on a Friday afternoon or Saturday to accommodate board members.
- Specifically we’ll want to review finalization of the following:
1. Access plan
2. Material handling plan including crane pick plan
3. Plan for hot work - any welding or torch work
4. Overall safety plan

C) Work site access 
- How will workers access the work site?
- Will they be walking around on the membrane roof?
- Will protection be laid down on the membrane?
- The contractor will need to maintain access to the garage, front and rear doors at all times.  
- When hoisting materials or moving equipment, a flag person is needed.  

D) Storage
- No materials, tools or equipment are to be stored in common areas, sidewalk, or the grass area. 
- How will materials be stored?

E) Damage to Roof
- We need a plan / understanding to ensure the workers do not damage the roof over 403 and the common space.
- The membrane specifically can easily be damaged and is a point of concern.

F) Responsibility Going Forward
- The plan shows cutting in to the existing roof for interior stairs to be built.  
- Drawing S1.0 shows removing/reworking existing roof framing.  
- Drawing S1.1 shows the new steel resting in pockets made in the masonry walls.  
- With all the work /alterations unit 401 will need to be responsible for leaks of the roof going forward over that area.  We will need to formalize this responsibility.*

G) Egress
- This roof deck is so large that it has to have a second means of egress.**
- There is a table and bench set up built specifically for the corner where the drawings show the egress opening on to the public deck. 
- We do not want to sacrifice usable public space to accommodate this pathways. 
- The drawing to do not take in to account the setup of the public deck so this needs to be modified to work for the common deck space.

H) Insurance Certificate
- The Meter Building needs to be named as the certificate holder.  
- The association needs to confirm the insurance we receive has sufficient limits.  
- With all the hot work, there is a potential for a fire which is a major concern, especially in light of the Notre Dame disaster.  

Ultimately we all want the same thing: a successful and painless project that ends with a beautiful addition to the building.
Let us know thoughts and info on the above.
Cheers,
Max and the Board

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Kat,
This point about the total allowable deck coverage is interesting and something I was unaware of.
I think this changes the approach dramatically and requires a separate initial email to explain the amount of deck 401 is allowed to build.

Below are the numbers as I understand them based on your note and the facts in the buildings docs.
Let’s confirm the facts and numbers I have are correct and then I want to send her a note explaining that the plans need to be revised.

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Current Roof Numbers
A) 8,046 Sq Ft - Current Total Roof Square Footage  [Current allowable deck-build Sq Ft Kat gave x 3]
B) 2682 Sq Ft - Current Square Footage we can legally cover with decking made of a combustable material.
C) 1512 Sq Ft - The existing deck, including private decks for #402 and #404 plus the public deck.

Potential New Roof Numbers
D) 1148 Sq Ft -  Proposed new deck for #401.
E)  2660 Sq FT - New amount of deck covering the Roof after addition of proposed 401 deck.
F)  22 Sq Ft - Remaining square footage for any expansion or deck-building by unit 403

Because the remaining allowable build space is limited and unit 403 has equivalent roof-rights to build a deck we need to divide the remaining build space between the units.
Unfortunately 401’s deck can not encroach on / limit 403s ability to build in the future.

The simple and fair way to divide the available build footage is to use percentage ownership of the building.
Here is the breakdown for that:

Building Ownership Percentage [Listed in the bylaws]
A) 9.682 (58%) - 401’s Ownership Percentage of total building
B) 7.076 (42%) - 403’s Ownership Percentage of total building
C) 16.758% - Total Ownership percentage the 2 units with roof rights.

Remaining Buildable Deck  Space Ownership
D) 58% - 401’s Ownership Percentage of the remaining buildable space (9.682 /16.758)
E) 42% - 403’s Ownership Percentage of the remaining buildable space (7.076 /16.758)
F) 1170 Sq Ft - Amount of remaining buildable deck space.
G) 678.6 Sq Ft - Amount of remaining buildable deck space available for 401
H) 491.4 Sq Ft - Amount of remaining buildable deck space available for 403

This means that 401’s new deck can be no larger than 678.6 Sq Ft.

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Are my assumptions here correct?
Do my numbers look good?
Does this sound right to everyone?
Will this ever end?

If anyone has other thoughts or disagrees with the approach and sentiment let me know.
Cheers,
Max