HomeMy WebLinkAbout1997-07-02 ResolutionPrepared by: Jim Schoenfelder. Architect, 410 E. Washington St., Iowa City, IA 52240, (319)356-5044
RESOLUTION NO. 97-217
RESOLUTION SETTING A PUBLIC HEARING ON PLANS, SPECIFICATIONS,
FORM OF CONTRACT, AND ESTIMATE OF COST FOR THE CONSTRUC-
TION OF THE IOWA CITY CIVIC CENTER FRONT ENTRANCE RENOVATION
PROJECT, DIRECTING CITY CLERK TO PUBLISH NOTICE OF SAID
HEARING, AND DIRECTING THE CITY ENGINEER TO PLACE SAID PLANS
ON FILE FOR PUBLIC INSPECTION.
BE IT RESOLVED BY THE COUNCIL Of THE CITY OF IOWA CITY, IOWA:
That a public hearing on the plans, specifications, form of contract, and estimate of cost
for the construction of the above-mentioned project is to be held on the 15th day of July,
1997, at 7:00 p.m. in the Council Chambers, Civic Center, Iowa City, Iowa.
That the City Clerk is hereby authorized and directed to publish notice of the public
hearing for the above-named proposal in a newspaper published at least once weekly
and having a general cimulation in the City, not less than four (4) nor more than twenty
(20) days before said hearing.
That the copy of the plans, specifications, form of contract, and estimate of cost for the
construction of the above-named project is hereby ordered placed on file by the City
Engineer in the office of the City Clerk for public inspection.
Passed and approved this 2 day of July
,19 97
ATTEST:cid' /~'- ~
pweng\front\setph.res
MAYOR
Resolution No.
Page 2
97-217
It was moved by Kubby and seconded by
adopted, and upon roll calltherewere:
L~hman
AYES: NAYS: ABSENT:
the Resolution be
Baker
Kubby
Lehman
Norton
Novick
Thornberry
Vanderhoef
Prepared by:
David Schoon, Economic Development Coordinator, 410 E. Washington St., Iowa City, IA 52240; 319-356-5236
RESOLUTION NO. 97-218
RESOLUTION APPROVING THE DESIGN PLANS FOR PHASE I THE RAISED
PLATFORM AND RAMP ADJACENT TO TACO BELL
WHEREAS, the City Council adopted Resolution 97-1 79, approving the design of the
exterior alterations to Suite !60, Old Capitol Mall, 210 S. Clinton Street, Iowa City,
Iowa, subject to: 1 ) the project containing only one facia sign on the center wall panel
of the addition, as previously approved; 2) future review and approval of the raised
plaza area adjacent to the Taco Bell project; and 3) the use of non-lighted window and
door signage; and
WHEREAS, the applicant, FRCH has filed an application on behalf of Heitman Retail
Property for approval of the design plans for Phase 1 of the raised platform and ramp
adjacent to Taco Bell (Suite 160, Old Capitol Mall, 201 S. Clinton); and
WHEREAS, given that the Project consists of exterior alterations occurring on a parcel
that was part of the urban renewal project known as Iowa R-14, Title 14, Chapter 4,
Article E, entitled "Design Review," of City Code requires the Design Review
Committee to review and make a recommendation to the City Council regarding the
design of the Project; and
WHEREAS, the design review application for the revised Project, a copy of which is
on file in the Department of Planning and Community Development, has been reviewed
by the Design Review Committee, and after due deliberation the Committee has
recommended the design of the Project be accepted and approved as submitted; and
WHEREAS, the design of the Project is found to conform with all of the applicable
requirements of the Design Review Ordinance.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF IOWA
CITY, IOWA, THAT:
1. The design plans for Phase 1 of the raised platform and ramp adjacent to Taco Bell
(Suite 1 60, Old Capitol Mall, 201 S. Clinton Street, Iowa City, Iowa) be approved as
submitted.
2. The Mayor and City Clerk of the City of Iowa City, Iowa, are hereby authorized and
directed to certify this resolution.
Resolution No,
Page 2
97-218
3, Upon this approval, necessary permits may be issued for the Project upon full
compliance with all applicable codes and ordinances,
Passed and approved this 2nd day of
, 1997,
MAYOR
Ap~)ved by
City Attorney's Office
It was moved by Thornberry and seconded by
adopted, and upon roll call there were:
Vanderhoef
AYES: NAYS: ABSENT:
X
X
X
X
X
X
X
the Resolution be
Baker
Kubby
Lehman
Norton
Novick
Thornberry
Vanderhoef
ecodev\tacobre2.wp5
City of Iowa City
MEMORANDUM
Date: June 30, 1997
To:
From:
City Council
David Schoon, Economic Development Coordinator~~
Re:
Design Review Application for the Design Plans for the Raised Platform and Ramp at
Taco Bell
At its June 30, 1997, meeting, the Design Review Committee recommended, by a vote of
5-0, approval of the design plans for Phase One of the raised platform and ramp along the
Clinton Street side of Old Capitol Mall, (Phase One would serve Taco Bell, as illustrated in
Figure 3 of the submitted design plans,)
City of Iowa City
MEMORANDUM
Date: June 25, 1997
To: Design Review Committee
From: David Schoon, Economic Development Coordina~...z.~
Be:
Final Design Review Application for the Design Plans for the Raised Platform and
Ramp at Taco Bell
On June 3, 1997, the City Council approved the design plans for the exterior alterations to
Suite 160, Old Capitol Mall (Taco Bell), subject to (1) the project containing only one facia
sign on the center wall panel of the addition, as previously approved; 2) future review and
approval of the raised plaza area adjacent to the Taco Bell project; and 3) the use of non-
lighted window and door signage. FRCH has submitted an application on behalf of Heitman
Retail Property for approval of the final design review application for the design of the
raised platform and ramp at Taco Bell. Enclosed are drawings of the proposed project. The
Committee is being asked to approve Phase One of the raised platform and ramp for Taco
Bell (see Figure 3). The rest of the drawings are for illustrative purposes to show the
direction the mall is going in terms of changing the Clinton Street elevation of the mall. A
representative from FRCH will be in present at the June 30 meeting by telephone to
respond to any questions the Committee may have.
The Committee is to submit a recommendation to the City Council for either approval,
approval with conditions, or disapproval of the design plans for Phase One of the raised
platform and ramp which would serve Taco Bell, as illustrated in Figure 3. Given that the
Council is not scheduled to meet again until July 15, 1997, the applicant has requested
that the City Council hold a special meeting to approve this application. A special Council
meeting has been scheduled for Wednesday, July 2, at 7:00 a.m., so that Council can
consider this item. If by chance the Committee cannot form a recommendation at its June
30 meeting, the Committee officially has until July 17 to make a recommendation.
CC:
Sandra M. Pancoe
Dierdre Castle
f:\drc\firstquar\0cmramp
DESIGN REVIEW APPLICATION
1. Preliminary Review
'2.'. Address of Project: [~1,
3. Name of Applicant: '~fJ. rt~r~
Address: :~11 ~1 ~ ~,~
4. Name of Prope~ Owner:
Address:
Cid:
5. Conta~ Pemon:
Proje~ De~Hption:
7. Project Time ~hedule: ~
Final Review (Check one)
Phone number:
State: /"') ~
Phone number:
State:
'JUN 17 1997
P.C,D. DEPARTMENT
IOUJCv
6~5- 2.4 i -~o
I (~. Zip:
Phone number:.
Ten copies of all drawings and written materials must be submitted along with this application. The
following requirements must be submitted unless the Design ~eyi,ew Committee staff person has waived
submission of any of the requirements (Check all that have been subr~itted with application):
v/ Site analysis & site plan k,~ ~' I~. ,/ Landscaping plan
~7 . Building elevations Sectional drawings
Drawings of proposed signs(l) Lighting plan r~o,~ c ~,,~(~o~t.
Additional information (as provided by the applicant):
Please reference Title 14, Chapter 4E, of the City Code for details regarding each submittal requirement.
All submittal requirements should follow accepted conventions of drawing namely all drawings should be
clearly labeled, scales shown, north arrow on plans, clear and readable linework, and should be as clear
as possible. Please refer questions to Design Review Committee staff assistant, 356-5236.
(1) If project Includes signs, applicant must also submit a sign application.
Signature of Applicant:
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DESIGN WORLDWIDE
Formerly SDIoHTI
Architecture
Interior Design
Graphic Design
Lighting Design
Visual Marketing
Cincinnati
New York
Singapore
June 18, 1997
dUN ]9 1997
· C.~. ". ....~'
~-,',z,"'~l'~, MENT
FAX: 319.356.5009
Mr. David Schoon
Economic Development Coordinator
City of Iowa City
Civic Center
410 E. Washington Street
Iowa City, Iowa 52240
Dear Mr. Shoon:
In response to our telephone conversation and your comments, we propose to make the
following revisions and clarifications to our design of the ramp. stair and platform for Old
Capitol Mall serving their new Taco Bell tenant.
1.0
The existing planters extend 12" into the public Right of Way. A temporary use
permit would be required to build our improvements on that portion of the R.O.W.
We will construct the new platform, ramp and stair along the line of the public
R.O.W., that is, 12" closer to the building than the existing planters.
2.0
The railings shown are to be constructed in conformance with all local codes and
ADA standards. They will be dark green painted metal, a sample of the color is
attached for your information. It is anticipated that other metal construction to be
installed in Phase 2 of our improvements will match this color.
3.0
All new retaining walls and planters will be constructed of brick that will match
the existing brick of the shopping center.
Kindly forward these changes to the appropriate Design Review Committee members as
part of our application. I will be available at your convenience for a conference call during
the application review meeting to answer questions and clarify any issues.
Thank you for your assistance. I look forward to speaking with you Thursday or Friday.
Regards,
FRCH Design Worldwide
Sandra M. Pancoe, RA
Director
311 Elm Street Suite 600 Cincinnati OH 45202.2706 Telephone 513.241.3000 Facsimile 513.24t.5015
DESION WORLDWIDE
Formerly SDI,HTI
June 18, 1997
........ H 2-~IVED
dUN 19 1997
P.C,D. DEPARTMENT
FAX: 319.356.5009
Architecture
Interior Design
Graphic Design
Lighting Design
VisuoJ Marketing
Mr. David Schoon
Economic Development Coordinator
City of Iowa City
Civic Center
410 E. Washington Street
Iowa City, Iowa 52240
Dear Mr. Sheen:
As you know, we are applying for design review of a new platform, stair and ramp to
be constructed at the Clinton Street side of Old Capitol Mall. Our intent is to
accommodate the new Taco Bell tenant in providing access for their patrons directly
from the exterior of the mall. The construction must be complete in time for their
scheduled opening in mid-July. In light of this tight schedule, we are requesting you
review our application and schedule a City Council meeting to rule on this matter as
soon as possible. Would it be possible to obtain review and approval by the end of
next week? I can be available at your convenience for a conference call should
questions arise.
Thank you in advance for your cooperation in this matter. I look forward to hearing
from you.
Sincerely,
FRCH Design Worldwide
Sandra M. Pancoe, RA
Director
Cincinnati
New York
Singepore
311 Elm Street Suite 600 Cincinnati OH 45202.2706 TelephoneS13.241.3000 Facsimile 513.241.501
Prepared by: Dennis Mitchell, Asst. City Attorney, 410 E. Washington St., Iowa City, IA 52240 (319) 356-5031
RESOLUTION NO.
RESOLUTION FINDING IT NECESSARY TO INSTITUTE
EMERGENCY PROCEEDINGS FOR REPLACEMENT OF THE LIBRARY
ROOF AND AWARDING CONTRACT AND AUTHORIZING THE MAYOR
TO SIGN AND CITY CLERK TO ATTEST CONTRACT FOR
REPLACEMENT OF THE LIBRARY ROOF
WHEREAS, a recent hail storm caused significant damage to the library roof; and
WHEREAS, Darrell L. Smith, a competent registered professional engin. eer not in the employ
of the City of Iowa City has certified that emergency repairs of the library roof are necessary
and should be made immediately; and
WHEREAS, state law provides that public bid-letting procedures may be avoided if the delay
of advertising and a public letting might cause serious loss or injury to the city; and
WHEREAS, the damage caused by the hail storm could result in serious loss or injury to the
library and its patrons if the roof is not repaired or replaced immediately; and
WHEREAS, the City had previously planned to replace the library roof later this year because
of its condition; and
WHEREAS, it would cost approximately $40,000 to complete temporary emergency repairs
of the library roof, which would still have to be replaced at a later date; and
WHEREAS, the City staff has informally solicited bids for replacement of the library roof; and
WHEREAS, T & K Roofing of Ely, Iowa has submitted a bid of $21 2,729.00 to replace the
roof and the City Engineer finds the bid to be responsible and reasonable.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF IOWA CITY,
IOWA, that:
The City Council hereby finds it necessary to institute emergency proceedings pursuant
to Section 384.103(2), Code of Iowa (1997) to have the library roof replaced. The
certification of an engineer not in the employ of the City of Iowa City is attached
hereto and incorporated by reference.
The Mayor is hereby authorized to sign and the City Clerk to attest a contract for the
replacement of the library roof with T & K Roofing of Ely, Iowa, subject to the
condition that T & K Roofing secure adequate performance bond, insurance
certificates, and contract compliance program statements.
Resolution No.
Page 2
Passed and approved this
day of
,1997.
ATTEST:
CITY CLERK
MAYOR
A rov d by:
City Attorney's Office
It was moved by and seconded by
adopted, and upon roll call there were:
AYES: NAYS:
the Resolution be
ABSENT:
Baker
Kubby
Lehman
Norton
Novick
Thornberry
Vanderhoef
JUN-30-1997 15:04
D.C. TAYLOR
D.C. TAYLOR CO.
312 Twenty-Ninth Street NE
P.O. Box97
Cedar Rapids, IA 52406-0097
Phone: (319) 363-2073
Fax: (319) 363-8311
Please deliver the following
319 363 8311 P.01/04
DATE: June 30, 1997
TIME:
pages, including cover sheet, to:
NAME:
FAX NUMBER: 319 ~6 5009
FROM: Ken Baragary
Please distribute to Mayor Novick, all City Council Members and City Man~er.
COMMENTS: Please review the attached scope of work and letters of te~inefi~atio~
I am requesting to have our proposal considered on the basis of the follow-~g:
1. Cost effective
2. Environmentally responsible
a. reusing components in place
b. waterproofing being installed is recydable
c. no fumes or smoke from hot tar kettles
d. proven track record of public buildings: Carver Hawkeye Arena,
Cedar Rapids Public Schools.
DC Taylor Co. is very familiar with this facility as DC Taylor Co. was the original contractor
in 1979. The rooflrtg system installed was covered by a 10 year warranty. The manufacturer
responded at year 12 with repairs that extended the life of the roof at no charge to the city.
The city has received very good value with the original in~tallation and it will again with
the attached proposal.
I am willing to meet with anyone to assist with the decision making process and answer
general construction questions so you can make a responsible choice. 1 800 876 6346 x136
If ~lou do not receive all pages or if the copy is not legible,
Please call Teri St. John at ($19) 363-2073.
JUN-30-1997 15:04 D.C. TAYLOR
· '. PUBLIC
L, CHCID
319 363 E)311 P. 1~/04
. . ¢~.GIMI'Y MANAGiEMENT
Scp[cw, bcr 16, 1996
lvf. r. Da~. cll A,,rle:,cson
Fliun, Saito,.,Aiut~'.'.'.'.'.'.'.'.'.'~,n, Dcvo~
6O4 Mulbc~T
Waletloo,
FAX: 319,233.91{63
Mr. And~so~
I would 1~ ~o ~ ~ t'ew poiats f:mm our eouvc~ation,:m S,q:,f, aubcr 13, 1996.
1, SB6. modified bkumeu-'hy-bred;.~_..,sf, m~ This sy.su~_ "co ...~Tists of-tWo (2)
pti~s of type IV ~ and .a gana..i~. ':su~.' ced, SBS m .ot~i.eii bitum~ cap
shcct.
2. Four (,4) ply, 8ravd sudaccd, fi.b~rglass.f¢it. built-up .roof ~ystc.m. ·
adhered .... .. ..
Th~ ~ Moines 8chbols uses the buil~;-~ roof.~,~ys ..u~m for IXlc~ oompari~on.- The
district has in--.-~aLlcd oac ofthr.~ wof. sy$ ,tet2~. jn~. ,l:~St five..y~_ark' ~The ~.emni.nd~r
-of tim,insta~ed ~y:stcats have, ~ ¢ith~. r ~.'c :liy-bt'cil sy~m' or tb~ PYC .~oo'f
JUN-30-199? 15:05 D.C. TAYLOR 319 363 8311
~e~lG=1996 . 15:'51 FRCIL[TY V~T~'IfiT ~ . ' i 515
:t'ti,~ di.strict owns two (Z)
· ~dt~csiou, ~d flashing laps- The n.'siai.'~ o~. ,ihi~s':~d't~ ma~e.fiat ~.i. ts. ;Jga6i!k'! to
Wlths. tand ~VY substrate
problesr~., We have not cxpcri~n,ce, d si~itar problems on-ou~'SBSmc~iitied or PVC
tools. '.
· Within the last y¢~, the District has ~vitL-ttcd fr~m rop .aki..ng our h~l.. t..-Up.rooi. s with
/or¢.h do. wu APP materials, to.S,B'S modified and c01d pro~ .~. adh~iv¢S..-~.'H'm District
,,~n~s.expexi'~ing a range m~nb,er or. eali-ba.c. ks.f.o~ roof l.¢ak.tq~ai..m. '.m~i}~:vffa. r~
APP materials. It w~ obvious .-that the r!~i.d a~..? ..mat~. ~.'x, vas uot ~dl~)vhxg. th~ .
r~pair ~ .~l a~d oont/a~ ,~u~ .m~ r.~f ~d ~ ,~.usi~s't~ o~_de~ .roof .m, ea. ibr. a~
- dit~tiy' .adjaeeat to tl~ pazch ~o s.p.li.c..'Th..~.majority?~ t.i~ C..t~...~ .thi~7:.~p~i.~:was'~ the lap
Ly~w dex. t~sed subst~6ally.
~ Distdct curtearly belicv~.tha~il~ ~h%ocrs and:..risks z.~o. iat~d ~..~ i9...stallins
, r I1 $'
·
tl~ materials do not j~'tify ~'its~t'~. l'atio.~ '' '. ' ' · .
Th~.Dis~. 'ct has no intentions oflnsr~. liag~any AI? materials.
--~ 9"
. .. -.-c' ;" ·
Th~ only approve P¥C roar sy~.'~..ul-man ..o, faeXtu'ex is Sam.. :fil..
· _. . 'C_9
we aesign slope into air of a~',o~. f systat.. 'iio~v%.the .S...~"L.Rg. ~f.$:~m
does~tot reaulx~ positive drainage., Ai~ I indi.~t~l, tt~ uias0h ~ SI~ ..~.ih~. R'VC ~ooY
!;y istimm is b~eau~ thai; is th~ prcfcr¢iT.c~.of. th~. Facj.{Ry .lyre§ '_e~
has dir~t~ us to do so. My.p. :..c~.. p.r.-.df~e4.~would ~...idsa. ie~oie"~t
~ .Xl?ensiv~ taper as~cl install mor~ squam.footag¢,ibu{; I sfdt;hav.¢'to '~e.t.;to the
Dir~otot. '
oh '.at'acierisfics,/n compm-h~o~ to ~d mtKlifi...¢A mai..efi~S, i~. ~ m~ ~'~.~:.ido~ti~
b~cn my e~c~o t~t ~.~d fi~hi.~.d~mi~cie~ in[mo~fi~ roofs ~e
D.C. TAYLOR 319 363 8311 P.01/01
Ft~iL. ITY, I"~-"r/t~B'r S',.~,-5 .,. . .. ~ 5XS ~4-~ P.~,,n~
1ong~ have a]~ gro~ o~ ~he walls.
· ! would uader rm ch-c~ces re~o .nm~mi mi. ~P. tozq~ ~p~l!~ modi~d bit~
r~f sy~t~. With ~{ ~c o~r oplio~ ev~lablc m a ow~. the d,~ ~d'
[ ~g~ for ~y ~oo ~ !his :~ .~~ng may ~Vo ~.~. Ill ~ ~ of
TOTRL P.01
JUN-30-1997 15:05 D.C. TA~I_OR 319 363 8311 P.84/84
Septe~.er 17, 1996
D.C. Taylo~ Campany
P.O. Box 97
Cedar Rapids, Iowa
52406
Ken 8araga~y
RE: Ca~ve~4ta~keye Arena Flat Roof System
Deal~ Ken:
The Sarnafil Roof System has been in placp now for 12 years wlth little
or no problems. t/ben a s~11 p~oble~has. arSsen, D.C. Taylo~ has been
very professional in their response.
lf yau have any fU~the~ questions,' please feel f~ee to contact me.
gincerely,
Hayes
Engineering Technic4an
319J'J3.~!213
F'AX 3 ! 9/'J~27'~
TOTAL P. 04
JUN-2~-97 WE~ 0~ :~? PM VAN WIHKLE-JAOO~ ~19 ~e 9457 P.O~
Van Winkle-Jacob Engineering, Inc.
2570 Holiday Road
Coralville, IOwa 59')41
319-338.4989
June 25, 1997
City of Iowa City
ATTN: Jim Schocnfelder
Civic Center
Iowa City, !A 52240
RE: Library Roof
Dear Jim;
Per your request I performed a visual review of the upper and lower library roof levels
today. The purpose of the review was to provide our professional opi~fion of the damage
to the roof from the hail storm that occurred in the local area ~ecently.
There were numerous patches observed on the flashings of the single-ply membrane on
both levels. There also were occurrences of punctures that had not been patched.
Punctures on the membrane itseffwere observed hx spots where the gravel ballast did not .
completely cover the membraue sheet. This roof is susceptible to puncture damage due
to the condition of the roof.
This roof is a gravel ballasted PVC un-rcinforced single-ply roof that was installed in the
1980's. The data base for roofs compiled by the National Roofing Contractor's
Association (NRCA) notes that shrinkage of the membrane sheet and embrittlement of
the sheet is commonly reported occurrence on such roofs. These two actions lead to the
perimeter flashing to pull away ~rom the wall edge, s~tching the material.
The NRCA data base report notes that of the problem PVC roofs reviewed, 67% of them
were rated as severe. The phenomena called shattering of these ~ of roofs also is a
problem. ShaRering is when the membrane actually breaks into pieces, losing all of its
watertight integrity. Shattering of PVC membranes share the following factors:
* Lack of reinforcement
· Ballasted systems
Substantial age (8.5 years average)
· Cold weather occurrence
It should be noted that the library roof shares all of these factors.
P.02
These factors have prompted NRCA and Factory Mut~l (tiM) to issue ~idelines for
foot traffic on such roofs. Arebed with tbls letter is the first pase of the Techl~ical
Advisory Bulletin by FM for PVC roofs. Note the bold portion regardk~8 the risk
improvement priority recommended for roofs in cold clhu~tes.
The number of patches and punctures observed makes the p~iority for repair of this roof
very high and money should be immediately spent to perform these repairs at a mi~mum.
P,,eplucemcn~Jrcconstruction of ~s roof should bc considered a high priority with the
I understand that i~ order for emcrgency timds to be ufilized for this roof, that I need to
p~ovidc certification that be roof is in need of repairs immex~ately. I therefore hereby
certify that emergency repairs are required for the library roof.
If you have any questions or comments, please contact me.
$incorcly;
Darrell L. Smith, P.N., RRC
Van Winkle-Jacob Engineering, Inc.
Loss Prevention Data
Technical Advisory Bulletin
.,,o W.h: 1-29
Apdl 1~5
Supersede:;; ,June 1992
Page 1 of 4
PVC ROOF COVERINGS
1.0 SCOPE
This document gives guidelines regarding the use of PVC (polyvinyl chloride) roof coverings. These supplemental guide.
lines are in addition to those dealing with roof cover systems in general, such as Data Sheet i-47, Roof Covers.
2.0 RECOMMENDATIONS
2.1 If bailssled PVC membranes are to be used for new roofs or re.roofing, use only FMRC-Approved, reinforced membranes.
Proper roof slope (min. I/4 in.,,'/t, 2.1 cm/m) and drainage (see Data Sheet 1-54, Roof Loads for New Construction) are also
critical in all cases,
In all oases, the ballast should comply with Technical Advisory Bulletin 1-29, Loose-Laid Ballasted Roof Coverings.
2.2 All unrelnforced PVC roof membranes (whether ballasted or unballasted) that exhibit the warning signs noted below
should be replaced with an FMRC-^pproved roof cover system.
Warning signs of potential for shattering;
1. Prior to sivatiering, the membrane may appear stretched at penetrations, walkway pads and flashings (Figure 1). This is
a result of membrane shrinkage.
2. The membrane may be embrittled. That ~s, it may have lost some flexibility.
3. The membrane may have developed small ho~es or slits.
If confirmation of meml~rane condition is needed. an independent roofing consultant, familiar with the phenomenon, should
be engaged to survey the areas in question a~l to have necessa,'y laboratory tests conducted, The consultant should com-
ment on any ~oss of thickness. strength and elasticity in the PVC roof membrane, and should a/so prioritize areas needing
replacement. FMRC Standards Division can assist in the interpretation of the test results. The test results are compared to
the odgin~l specifications of the installed material.
For all unr~inforced PVC covers that are 5 years Of age or older, including those not exhibiting warning signs, replace-
ment can be done, or at a minimum, a consultant can be engaged as noted to determine the roof condition,
Any replacement sohedule should Consider the occupancy's susceptibility to water damage. If praoticaJ. Schedule inspec-
tion and replacement for penode of warm, ctea~ weather. when the membra,e temperature is 6i~°F (15.6aC) or higher.
!n addition to unreinforced PVC roof covers (ballasted and non.ballasted) in cold climates, risk improvement priority
should be given to unballasted, unreiltforced PVC roof covers located within the "hail belt" as defined by FME&R Data
Sheet 1.47S. 1, Hall Damage. The "hail belt" re,asante areas where the Occurrence ot hail is probable and of concern. Such
impact on a deteriorated roof cover could cause damage to the covor. At locations outside the U.S., those areas with an aver-
age of 3 or more hail storms per year are considered ecluivaJent to the "hail belt,"
2.3 Any neoessary foot traffc on older unreinforced PVC membraneo (more than five years Old) should OCCur only when the
membrane is at lea~t 60*F (15.~'C). Alternative paths or walkways to roof mounted equipment, etc. should be provided where
it is not practical to eliminate foot traffic.
3.0 SUPPORT FOR RECOMMENDATIONS
3.1 Loss Experience
Loss values that follow are gross amounts indexed to 1904 values,
During the period of 1987 to 1993 there were 21 losses to PVC roof covers'involving the shattering/cracking phenomenon.'
These losses ranged from $57.000 to $1.05 million, with an average value of $314,000. In most cases, the entire rOof area or
at least a large percentage of it was damaged. The average damage area was 76,000 if; (7814 m~). All reported losses
occurred between November and March. Three fosses involved mechanically attached membranes, eighteen involved