Aqua Coast Engineering

Transcription

1 Aqua Coast Engineering Ltd. P.O. Box 1367 Station A Delta, B.C. V4M 3Y8 Tel: (604) Fax: 604) September 1, 2011 Matthew Cheng File#:11145 Matthew Cheng Architect Inc. Fax: Unit Evans Avenue matthew@mcai.ca Vancouver, B.C. V6A 2K9 Dear Matthew: Re: 3437 Kingsway Vancouver, B.C. We have reviewed drawings D01 to D11 as issued on August 29, 2011 prepared by your firm for the above-mentioned project and offer the following comments: Roofing - All roofing work is to meet RCABC five-year guarantee standards lb non-perforated felt is required under all asphalt shingles. - Solid eave protection at the edges of all roofs is required. - Diverter flashings are required at the bottom of all sloped roof and vertical wall intersections. See (ACE) detail R-1 - Nail the bottom edges of all roof vents and mechanical vent flashings to eliminate uplift. Caulk all of the exposed nail heads. - Provide adequate amounts of flashing paper (or roof felt) behind all roof-to-wall flashings and step flashings. See ACE detail R-11 - All roof-to-wall flashings and step flashings should c/w a 6 vertical back leg. 2 Ply SBS - Ensure that adequate amounts of primer are applied to a clean, dry substrate prior to the base sheet application. - Ensure that the base and cap sheets are positively lapped towards all drainage points. - The base sheet shall run 8 min. up the vertical faces of all wall areas. The granulated cap sheet shall run 10 min. up the vertical faces of all wall areas. The membrane shall run up and over all roof parapet framing and return down the vertical outside face by 2.

2 Decks Vinyl / Liquid Applied Membranes - All balcony and deck membranes NOT over finished space shall be liquid applied or vinyl sheets. All membranes shall be 60 mil (min.). Submit specs for review before installing. - Ensure that all deck membranes are wrapped up and over the doorsill framing c/w 4 lap up the jambs prior to the installation of all doors. - Provide a diverter at all deck edge-to-vertical wall interfaces. See ACE detail D-1. - Provide a loose membrane flap (to lap the building paper under) at all deck edge-tovertical wall interfaces. - Ensure that building paper is provided to the deck rim joists prior to the application of the final deck trim boards. The building paper shall carry on to the vertical exterior wall interface 12 min. See ACE detail D-1. SBS / Hydrotech Membranes - All balcony and deck membranes OVER finished space shall be 2-ply SBS or fully reinforced liquid applied membranes. All liquid applied membranes shall be 110 mil (min.). Submit specs for review before installing. - Ensure that all deck membranes are wrapped up and over the doorsill framing c/w 4 lap up the jambs prior to the installation of all doors. - Provide a diverter at all deck edge-to-vertical wall interfaces. See ACE detail D-1. - Provide a loose membrane flap (to lap the building paper under) at all deck edge-tovertical wall interfaces. - Ensure that building paper is provided to the deck rim joists prior to the application of the final deck trim boards. The building paper shall carry on to the vertical exterior wall interface 12 min. See ACE detail D-1 Building Envelope and Exterior Cladding - All framing on concrete must be separated from the concrete with foam gaskets. - Two layers of 30-minute building paper must be provided under all cladding. We require the ½ lap installation method. - Sill flashing should extend fully under the mullion returning 3/4" up the back of the mullion. Ends of flashings should be turned up and caulked at the corners to form end dams. Avoid drilling through the sill flashings to fasten the mullions. Where necessary, all penetrations should be pre-drilled and the holes filled with a generous amount of approved caulking. - All exterior doors shall be set into 2 continuous beads of urethane sealant (to run up the side jambs 4 ). The doorframe brick moulds shall also be back caulked. - All wood cladding products (i.e. knee braces, cedar sidewall shingles, and gable end trim boards) shall be back primed prior to their installation. - All exterior fasteners must be hot-dipped galvanized. - All side-wall vents (i.e. bath fans) shall be back caulked at the flanges (top & sides) to a piece of 2 x2 60 minute flashing paper placed behind the vent. The field paper shall then be placed over the top and side vent flanges. Do not place the building paper over the bottom flange. Lap the bottom of the 2 x2 flashing paper under the flange over the field paper (shingle style). Provide a drip cap flashing c/w end dams over all vents. Caulk the sides of the vents to the cladding. - All exterior electrical outlet penetrations through the wall sheathing shall use sealed flanged exterior boxes. A 16 x16 piece of flashing paper must be sealed to the back side of the flange and the field building paper must be sealed to the top and sides of the front of the flange. The flashing paper must be lapped over the field paper at the bottom (shingle style). All surface mount light pans must be mounted on

3 a 16 x16 piece of flashing paper lapped into the field paper (shingle style). The wire must be sealed to the paper before installing the pan, Provide an approved trim; finish kit. - All exterior hose bibs are to be placed through a ¼ hole in the centre of a 12 x 12 piece of EPDM roofing, this shall be lapped shingle style in to the building paper. Provide an approved trim; finish kit to all of the penetrations. - All exterior structural wood posts must be pressure treated. - Shop drawings for windows, man doors, loading doors and skylights must be provided for review before installation begins. Methods of attachment and power supply for any signs attached to the exterior of the building must be reviewed and approved before installation. Installation of any items such as hose bibs, lighting fixtures, exterior electrical outlets or other pieces or equipment that require piercing the exterior of the building must be reviewed and approved before installation. All membranes and sealants must be approved and samples of all vents, caps or ducts that penetrate the envelope or roof must be provided before installation begins. Drawings and Details We have reviewed all pages of the drawings but will only list those below that require revision or clarification. GENERAL COMMENTS: - Construction Assemblies are required. - Air Barrier: Please confirm. - Vapour Barrier: Please confirm. - Moisture Barrier: 2 layers 30 min. building paper. SHEET D03 FLOOR PLANS ROOF - Roof Venting is required per V.B.B.L. Section 9.19 (1/150 for roofs with slope less than 1 in 6). Please ensure the 1/150 vent area is achieved for each fire separated compartment; i.e. pop-up roof vents will be required, perimeter venting will not suffice. - The roof slope should be indicated. SHEET D04 ELEVATIONS EAST AND WEST ELEVATIONS - Recently the City of Vancouver has required exposed firewalls to be clad with a rainscreen assembly; we suggest you confirm this with the City ASAP. - We recommend a courtesy flashing spanning to adjacent buildings however these have not been allowed in recent experiences in Vancouver. If a courtesy flashing is not allowed we will require KIM in the concrete mix for foundation walls. Please confirm with the City and adjacent property owners. SHEET D09 DETAILS D01 BALUSTRADE AND ROOF DECK - A gap must be provided above the top brick course to allow for wood building frame shrinkage. Please confirm the expected overall wood frame shrinkage at

4 the fourth floor; if more than 0.25 is expected than a through-wall flashing is required. - The cap flashing on the back side of the wall must overlap the cladding below by 1 min and must be offset of the cladding to ensure a consistent vent area is maintained. - Brick ties must be installed on a Self-Adhering Membrane. - Ensure the roof membrane returns a min. 8 up the wall. D04 ELEVATOR SHAFT ROOF - An overflow scupper is required. - Ensure the roof membrane returns a min. 8 up the wall. D09 REAR ROOF DECK - Sliding doors should be installed on a 1x1 back angle with the deck membrane extending into the sill and up the jambs (see ACE typical details. D10 PRIVACY SCREEN AT ROOF DECK - We recommend the deck membrane is continuous under the concrete upstand; steel penetrations sealed with mastic. In this case the cap flashing is not necessary. D12 FRONT BALCONY - Ensure the roof membrane returns a min. 8 up the wall. - The cap flashing on the back side of the wall must overlap the cladding below by 1 min and must be offset of the cladding to ensure a consistent vent area is maintained. - A vent is required at the base of the wall under the window. D15 SHOP FRONT WINDOW - See ACE typical drawings for our recommended store front window installation. SHEET D10 DETAILS D06 ROOF DECK & PLANTERS - Ensure weep holes are installed at the base of the 8x8x16 concrete block wall. D06 ENTRANCE CANOPY - The front and bottom faces of this concrete beam must be insulated with R12. We commend 2.5 of rigid insulation behind the brick on the face and along the bottom. - All framing on concrete must be separated from the concrete with foam gaskets. SHEET D11 DETAILS D12 FLUSH THRESHOLD ENCLOSED BALCONY - Ensure the VB/AB is continuous behind the insulation in the joist space. - Since there is a drain present a waterproofing membrane is required under the concrete topping. - The cold framed spaces must be vented. DETAIL 1 - Please confirm the make/model of the sliding doors. Shop drawings will be required. It appears as though there is no air/vapour continuity at the head, please confirm this installation with the manufacturer. Window Schedule: Shop drawings for all windows signed and sealed by a structural engineer must be submitted to the architect and the building envelope consultant for approval before installation begins.

5 The windows must meet A3, B3 & C3 standards as determined using the testing standards listed below. ASTM E 1105, Field Determination of Water Penetration of Installed Exterior Curtain Walls and Doors, by Uniform or Cyclic Air Pressure Difference, by using AAMA , Voluntary Specification for Field Testing of Windows Test Method B. Testing is required on a minimum of 1% of the windows. The industry standard for B- 3 testing is 300 Pa. Should any of the windows fail; will require the window(s) be repaired and re-tested, plus two additional windows. Please note that all testing must be done to the windows as supplied with no temporary modifications to the assembly, i.e. blocking the drainage holes. General Drawing Notes - Ensure that the typical detail book is provided to the crews at the time of window installation and included in the construction documents. - Ensure that all pre-finished metal caps are c/w positive drainage laps. - Any large mechanical grille openings on must be installed similar to windows. The drawings and details should be revised to include our recommendations. A site meeting is required prior to the start of the window installation, building paper and flashing installations where a mock-up of all procedures is performed with all of the involved trades present. We have included an electronic copy of our typical detail book for your review and inclusion in the drawings where applicable. It is the builder s responsibility to give us adequate notice for all required inspections. A list of required inspections is attached. If you have any further questions, please feel free to give us a call. Prepared by: Reviewed by: Pat Cuthbert E.I.T. A.A. MacLellan M.Eng. P.Eng.

6 Aqua Coast Engineering Ltd. P.O. Box 1367 Station A Delta, B.C. V4M 3Y8 Tel: (604) Fax: 604) REQUIRED INSPECTIONS FOR MIXED USE BUILDINGS The following are the inspections required during construction in order to sign off the building at completion. 1. Foundation Wall Damproofing. 2. Window and door openings papered ready to install the windows 3. Windows and doors installed and caulked at the sill on the inside 4. When roofing begins 5. Roofing and related flashings installed but walls not yet covered by building paper 6. Building paper installed (no trim yet applied) 7. Framing moisture tests must be taken (all areas must be below 19% to insulate). 8. Vapour/Air Barrier Inspection. 9. All trims, flashings, vents, pipes, electrical boxes and penetrations sealed and ready for cladding. 10. Cladding installed and caulked (siding, stone, masonry or other) 11. Final - When everything on the building is complete (ready for occupancy) Wherever possible these inspections should be done in groups to minimize the number of inspections required. The work to be inspected must be complete in all respects. Window Tests Window tests will be required. Check with your field inspector as to when and where these tests will be done. All membranes and sealants must be approved and samples of all vents, caps or ducts that penetrate the envelope or roof must be provided before installation begins. It is the builder s responsibility to give us adequate notice for all required inspections including roofing.