Design Detail Disasters
a CSI East Bay & RCI Northern CA event. Co-sponsored by AIA East Bay
Friday, April 21, 2017
8:30am-4pm doors open at 8am
1405 Clay Street, Oakland, CA 94612
Registration Fee (all proceeds to benefit CSI and RCI):
Early Bird Sign Up: $175
after 3/15/17: $200
after 4/15/17: $225
Complimentary breakfast, box lunch and afternoon snacks will be provided
6 CES/HSW LUs 6 RCI CEHs
Morning Schedule and Program
8:00AM- 8:30AM Registration
8:30AM- 9:30AM Ann Coleman – Wiss, Janney, Elstner Associates, Inc.
Small Design Error Causes Big Disaster
Wood-framed medical office building case study of six-year old building with chronic water infiltration since construction. The roofing was identified as the original source and replaced. Six years of investigations and remedial repairs for additional leakage missed the small, but easily overlooked, design error that led to widespread wood deterioration. With the involvement of a proactive and highly motivated owner, the building was repaired and involved parties settled their differences within a year.
9:30AM- 10:30AM Paul Goetz – Aquatech Consultancy, Inc.
Moisture Management: It Should Be So Simple, So Why Is It So Hard?
Some construction mistakes take years to manifest, while others become apparent in a very short time. Water intrusion, in the form of liquid or vapor, is responsible for close to 70% of construction defect litigation. Why is it so hard to do it right the first time? Is there a common thread to the leak issue? Are the errors committed by the usual suspects? Who are the usual suspects? Paul will discuss three projects that soon after completion exhibited moisture problems. Two of the projects, a multi-unit vacation resort and a single family residence, ended up in litigation. The moisture problems in the third example, an apartment building, was addressed by the builder.
10:30AM- 10:55AM Morning Break
10:55AM- 11:55AM Gerson Bers – ABBAE
Public Enemy #1: Pre-formed Metal Form Edges For Elevated Wood Framed Pedestrian
For nearly 30 years, ABBAE’s forensic and design teams have identified and corrected damage to wood framed pedestrian deck structures caused by the use of the prefabricated concrete edge form generically known as “Con-Form”. “Con-Form” edges are a convenience for placing concrete at the edge of an elevated deck, but create havoc with waterproofing assemblies. This presentation describes what a “Con-Form” edge is, how it is typically used, damages resulting from improper waterproofing conditions created by “Con-Form” edges, and several approaches to correctly detailing exposed wood frame pedestrian deck edges.
Afternoon Schedule and Program
11:55AM- 12:35PM Lunch Break
12:35PM- 1:35PM Annie K. Lo, AIA, LEED AP – Walker Restoration Consultants
Plaza Appearance and Membrane Adherence
Annie Lo will provide an overview of a plaza project for a major housing complex in San Francisco, which is going through a second waterproofing remediation. Design concepts related to the landscaping layout, waterproofing system, expansion joints, and overall phasing from the original construction and first remediation will be evaluated and discussed with the audience. Walker’s repair concept and details will be shared for the current remediation, as well as approximations of construction costs that could have been avoided had the original design and previous remediation been approached differently. Challenges presented by the existing plaza deck configuration and unforeseen conditions during the construction will also be assessed as factors that impacted the design details and the remediation budget.
1:35PM- 2:35PM Joe Pinon – RDH Building Science, Inc.
Designing for Rain Exposure: Example Lab “Tested” Systems and Details that Failed
A structural engineer would never design a column or beam without first understanding the actual loads that the member will experience in-service. Unfortunately, building enclosures (e.g., facades, roofs, below-grade waterproofing, and windows) are too often selected from a catalog, website, or based on an ASTM test, without first understanding the actual loads the system or detail will experience in-service, or the differences between its in-service exposure and how it was tested. In this presentation, Joe Piñon will show examples of lab “tested” systems and details that failed in-service due to not accounting for the actual rain exposure and load in the design. Example failures include a rainscreen façade installed on an inclined wall, Code approved low-slope vented roofs and cement plaster exterior walls, custom window systems, and flashing details that create weak links in what might otherwise be a design that works.
2:35PM- 3:00PM Afternoon Break
3:00PM- 4:00PM Jeff Chen, AIA, LEED AP, Phillip Kelleher, AIA, Erica Reynolds –
Avoiding Weak Design: The Architect’s Responsibility
In 1987, Rosenberg McGinnis was retained by Milton Meyer & Co. to investigate on-going leaks at Five Fremont Center. The leaks had been investigated and repaired a number of times since 1983, less than a year after construction began. The report prepared by Rosenberg McGinnis documents their independent observations and recommendations. What started out as a simple observation of water leakage turned into a litigation case spanning a length of ten years. This presentation will uncover the architect’s responsibility to avoid weak points in the original design in order to elude unneeded headache after the project is over.
About the Presenters:
Ann Coleman, Associate Principal and Unit Manager, Wiss, Janney, Elstner Associates, Inc.
Ann Coleman is a building enclosure consultant for new and distressed enclosure systems—for laboratories, hospital buildings, museums, and office buildings. Ms. Coleman applies her project experience and professional interests to technical presentations and publications including topics related to common causes of construction defects, building reuse, historic and new cast stone, concrete floor slab moisture issues, fenestration, waterproofing, and construction detailing.
Paul Goetz, President, Aquatech Consultancy, Inc.
Paul Goetz has over 35 years of practical and diverse waterproofing and construction experience in the areas of project management, contracting, specification preparation, estimating, and forensic consulting. For ten years, he was the president of one of the Bay Area’s largest waterproofing, industrial seamless-flooring, and specialty roofing companies. He is recognized by his peers, developers, and architects as an authority on waterproof design, material selection and detailing.
Gerson Bers, Principal, ABBAE
Gerson Bers is a graduate of the University of Maryland, College Park where he received a B.S. in Physical Sciences. Mr. Bers is a LEED Accredited Professional and is a DOE certified WUFI ORNL instructor in hydrothermal analyses. He has more than 30 years of building technology consulting experience with special emphasis on design of new and remedial building enclosure system design as well as investigating and resolving moisture infiltration issues for occupied facilities. Mr. Bers is responsible for planning and executing forensic investigations and assists in preparing and reviewing findings reports and remedial repair construction documents and cost estimates. Mr. Bers has provided both expert and percipient testimony for construction defect litigation from both plaintiff and defendant perspectives.
Annie K. Lo, AIA, LEED AP, Director of Restoration, Walker Restoration Consultants
Annie Lo is the Director of Restoration in San Francisco and Northern California for Walker Restoration Consultants (WRC). Together with Walker Parking Consultants founded in 1965, WRC has 18 offices and provides building envelope, waterproofing, restoration, and structural engineering services throughout the U.S. As a licensed Architect with a degree from Columbia University and a background in historic preservation, Annie has presented technical topics at AIA, RCI, APT, ABAA, and CPF.
Joe Pinon, Principal and Senior Building Science Specialist, RDH Building Science, Inc.
Joe Piñon, M.S., P.E. (CA) has extensive experience in design, analysis, rehabilitation, commissioning, architectural plan peer review, and construction contract administration for a variety of building enclosure systems and components used in commercial, residential and institutional construction across the United States. Joe has broad knowledge of industry building science best practices, as well as national, state, and local building codes on the performance standards relating to energy efficiency, and moisture control. Joe is an engaging and skilled speaker, having presented many of his published works at conferences and client training sessions throughout the country.
Erica Reynolds, PE – McGinnis/Chen
Erica Reynolds, P.E. has 5 years of experience in Civil Engineering, Structural Engineering, Construction Administration and Project Management on a variety of structures. Along with technical experience, Erica has an extensive educational background with Masters and Bachelor’s degrees in Civil Engineering with a specialization in Structural Engineering. She is experienced in the production of Schematic Design, Design Development, Construction Documents, product and code research, and Construction Administration. She conducts field surveying and inspections.
Phillip Kelleher, AIA– McGinnis/Chen
Phillip Kelleher has 10 years of architectural industry experience including 7 years of building envelope experience with MCA. He has extensive knowledge in all aspects of job production including architectural design, waterproofing design, construction documents, and construction contract administration. He conducts and manages field investigation, testing and inspections. He is currently managing our services for new construction projects in the SF Mission Bay, multi-building high-tech campuses in the Silicon Valley and various urban in-fill residential high-rises in the SOMA district. Along with technical experience, Phillip has an extensive educational background with Master Degrees in both architecture and structural engineering.
Jeff Chen, AIA, LEED AP– McGinnis/Chen
With experience accumulated over 34 years of professional practice specific to a wide range of exterior building envelope projects with MCA, Jeff Chen brings a high level of technical and design expertise. He is a recognized specialist consultant in building envelope design and peer review for new construction, and an experienced architect in problem solving and remedial design for existing problematic buildings. Jeff Chen’s expertise in solving waterproofing problems in the building envelope includes below-grade waterproofing, plaza and deck waterproofing, windows and skylight assemblies, curtain walls, EIFS, masonry wall, rain screen assemblies, and occupied and unoccupied roofs.