Marin Condominium

Exterior elements include drain-vented cedar and thin-stone claddings with residential windows, waterproof decks, cedar shingle and metal sloped roofs, and single-ply low-slope roofs.

Bentonite waterproofing was installed under the garage slabs to resist infiltration from the site’s high water table.

PL:BECS provided sequenced window installation drawings with internal dams for optimum infiltration resistance.

Blaine, Washington
Client: Meritage Semiahmoo LLC
Dates of Service: 2005-2008

Project Summary: This luxury condominium, designed by RMC Architects with assistance of Ankenman/Marchand architects of Canada, was built in the resort development of Semiahmoo by Exxel-Pacific.  Located on a sand-spit and surrounded by salt water, the bottom garage level was submerged in the site’s high water table, while its waterfront location exposed its exterior elements to severe wind-driven rains.     

Exterior envelope systems included sub-slab and sub-grade wall waterproofing, drain-vented exterior walls with cedar and thin-stone claddings, vinyl residential windows, waterproof decks and planters, drain-vented cedar shingle and metal sloped roofs, and single-ply low-slope roofs.

PL:BECS Services: PL:BECS assisted throughout the design process in the development of appropriate assemblies for all roofing, waterproofing, cladding, and window systems, detailing of numerous complex exterior junctures, selection of materials, preparation of specifications, and related design-phase services.  For optimum performance, drain-vented cladding and roofing assemblies were recommended.  To accommodate cracking resulting from post-tensioned creep of the base structure, a substrate-divorced membrane system was selected for all plaza decks.  PL:BECS also provided specific, step-by-step window installation details designed for maximum water-penetration resistance.

PL:BECS also provided full services throughout the construction phase, including installation observation, product submittal and shop-drawing reviews, window testing, and related services.