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WCP Leak Remediation Project

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

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

  2. 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 Agenda

  3. 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 Trellises

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

  5. 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 Courtyard & Patio Drainage

  6. 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. Roofing Membrane: TPO vs. PVC

  7. 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 Deck Drainage

  8. 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 Deck Drainage

  9. 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 Vents

  10. 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? Exterior Lighting

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

  12. Appendage wall junctures 972

  13. Appendage wall junctures 968

  14. Appendage wall junctures 967

  15. 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 Review of 100% Working Drawings

  16. When will the Architectural Review Board review and approve the working drawings? Schedule for ARB Review

  17. end of presentationsupport slides follow

  18. louvered vents

  19. Deck Drain analysis

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

  21. 5/5.01 Drawing Prefix “A” omitted for brevity 6R/5.01 6/5.01

  22. 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

  23. 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

  24. A3.01B External Drain from Entryway roof

  25. 4” Scupper Height Dimension Drain Strainer 3” Horizontal Pipe Diameter 2” Vertical Pipe Diameter

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