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Title:

WCP Leak Remediation Project

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Distance between drain and scupper will result in large pooling ... relocate drain and scupper to equivalent position on opposite side of the deck ... – PowerPoint PPT presentation

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Title: WCP Leak Remediation Project


1
WCP Leak Remediation Project
  • Working Drawings for Units 917 and 918
  • Remaining Issues July 28, 2009

2
Agenda
  • Trellises
  • Courtyard Patio slope
  • Roofing membrane TPO vs. PVC
  • Deck Drainage
  • Vents
  • Appendage wall junctures
  • Exterior Lighting
  • Review of 100 drawings
  • Schedule for ARB review

3
Trellises
  • Base project must include trellises
  • Essential to the distinctive architectural design
    of the complex
  • Original version in carport
  • Alt-deducts would provide useful info for larger
    project

4
Courtyard Patio Drainage
  • We measured the grading in the courtyard and both
    patios of both 917 and 918
  • FatMax 5
  • Accuracy up to 1/4-in at 100-ft

5
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11
Courtyard Patio Drainage
  • All orthogonal slopes range from 0. to 0.9
  • All diagonal slopes range from 0.8 to 1.2,
    except for 917 corner patio
  • Given the roof drainage plan, re-grading of the
    patios is needed to comply with 2 slope
    specification
  • Re-grading of the courtyard is included in the
    project as an Add-alt
  • Given water intrusion in 918, re-grading of
    courtyard is required

12
Roofing Membrane TPO vs. PVC
  • It has been brought to our attention that the
    negative environmental impact of PVC (during
    manufacture, upon UV exposure and in extreme
    heat) has lead the industry to advance an
    alternative material, known as TPO.
  • We request an expert assessment of the relative
    merits of the two materials that has lead to the
    choice of PVC for this project.

13
Deck Drainage
  • We perceive the following sub-optimal features of
    the current design
  • long, obtrusive horizontal element inside the
    garage
  • Distance between drain and scupper will result in
    large pooling
  • Height differential between bottom of scupper and
    bedroom door threshold is small (1.7)
  • deck penetration

14
Deck Drainage
  • We suggest consideration of an alternate design
    that eliminates these negatives
  • relocate drain and scupper to equivalent position
    on opposite side of the deck
  • incorporate a horizontal exterior element along
    carport wall (above trellis) to drain to the
    inner corner of the carport
  • We request a expert assessment of the comparative
    advantages and disadvantages of these alternatives

15
Vents
  • We remain concerned that standard vents will
    not adequately protect against water intrusion in
    the fierce weather conditions our units
    experience during El Niño years.
  • We request that louvered vents be specified with
    a Wind Driven Rain performance rating (e.g., 50
    mph wind at 8" rainfall rates)
  • cf. http//www.archlouvers.com/Louver_E4WH.htm

16
Exterior Lighting
  • We are pursuing a consensus on alternate exterior
    lights (to be purchased by the HOA)
  • Can the 917/918 project be specified in a manner
    that allows for remounting of either original or
    provided lights?
  • If so, by when are specs needed for incorporation
    of HOA purchased lights into 917/918?
  • If not, by when for incorporation into the
    WCP-wide project?

17
Appendage wall junctures
  • Appendage walls on some units have separated from
    the wall of the unit, allowing water penetration

18
Appendage wall junctures
972
19
Appendage wall junctures
968
20
Appendage wall junctures
967
21
Review of 100 Working Drawings
  • Our review identified several details that still
    need to be specified in the working drawings
  • Roof flashing details
  • Deck trellis gable
  • Vent specifications
  • Courtyard-foyer vertical offset
  • More?
  • We are assured that these will be
    included/clarified in the 100 working drawings
  • We anticipate the opportunity to verify their
    inclusion/completeness in the 100 drawings

22
Schedule for ARB Review
  • When will the Architectural Review Board review
    and approve the working drawings?

23
end of presentationsupport slides follow
24
louvered vents
25
Deck Drain analysis
26
Drawing Review
  • Roof Flashing
  • Omission of an important external drain
  • Study Patio Elevation Drawing Omission (no slide)
  • Deck Drain

27
5/5.01
Drawing Prefix A omitted for brevity
6R/5.01
6/5.01
28
6/5.01 (ground level appendage)
6R/5.01 (ground level appendage)
5/5.01 (ground level appendage)
6/5.01
6R/5.01
5/5.01
5/5.01
6R/5.01
5/5.01 (deck appendage)
6R/5.01
6/5.01
6R/5.01
6R/5.01
6R/5.01
6R/5.01
29
Places where specially formed flashing and/or
detailing may be needed
Places where specially formed flashing and/or
detailing may be needed
Corners where coping meets
30
A3.01B
External Drain from Entryway roof
31
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32
4 Scupper Height Dimension
Drain Strainer
3 Horizontal Pipe Diameter
2 Vertical Pipe Diameter
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