Portfolio: Project Details
Tidelands Condominiums
Investigation and Repair Design
Greenbrae, CA
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Located on a site directly adjoining the tidelands of San Francisco Bay, The
Tidelands is a 20-unit, 2-building condominium project. Poorly detailed
and executed perimeter details, particularly at the roof/wall juncture,
resulted in water penetration and severe decay of the wall framing at several
locations at the north face of Building 2. Inadequate crawl space
ventilation exacerbated the problem by providing a hospitable environment for
termites.
Following site observations of the damaged conditions, Interactive Resources
developed plans and specifications for the repair of the wall system at the
north and west faces of Building 2. The repair design included complete
removal of the existing stucco and wood shingle finishes at the north and west
faces of this building in order to correct the underlying perimeter flashing
deficiencies of the original construction. Crawl space ventilation was
doubled to meet code requirements. Original single-glazed aluminum
windows were replaced with dual-glazed vinyl windows to substantially improve
thermal performance.
The project benefited from a close working relationship with the contractor,
Kapranos Construction, whose construction knowledge and skills
facilitated the selection of new materials and provided superior detailing
of the new components.
