WCP Leak Remediation Project

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WCP Leak Remediation Project

• Working Drawings for Units 917 and 918
• Remaining Issues July 28, 2009

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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

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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

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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

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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

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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.

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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

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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

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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

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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?

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Appendage wall junctures

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

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Appendage wall junctures
972
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Appendage wall junctures
968
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Appendage wall junctures
967
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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

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Schedule for ARB Review

• When will the Architectural Review Board review
  and approve the working drawings?

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end of presentationsupport slides follow
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louvered vents
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Deck Drain analysis
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Drawing Review

• Roof Flashing
• Omission of an important external drain
• Study Patio Elevation Drawing Omission (no slide)
• Deck Drain

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5/5.01
Drawing Prefix A omitted for brevity
6R/5.01
6/5.01
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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
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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
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A3.01B
External Drain from Entryway roof
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4 Scupper Height Dimension
Drain Strainer
3 Horizontal Pipe Diameter
2 Vertical Pipe Diameter