Appeal 20498
Appeal Summary
Status: Decision Rendered
Appeal ID: 20498
Submission Date: 6/7/19 9:51 AM
Hearing Date: 6/12/19
Case #: P-003
Appeal Type: Plumbing
Project Type: residential
Building/Business Name:
Appeal Involves: Erection of a new structure
Proposed use: Single-family Residential
Project Address: 4120 SW Altadena Ave
Appellant Name: Cornell Anderson
LUR or Permit Application #: Permit 17-203588-RS
Stories: 1 Occupancy: R - Residential Construction Type: V-B
Fire Sprinklers: No
Plans Examiner/Inspector: Jim Bechtel, McKenzie James, Joe Blanco
Plan Submitted Option: pdf [File 1]
Payment Option: electronic
Appeal Information Sheet
Appeal item 1
| Code Section | 2017 OPSC 408.7 |
|---|---|
| Requires | 2017 Oregon Plumbing Specialty Code 408.7 (2014 OPSC 411.7) Lining for Showers and Receptors: Shower receptors built on-site shall be watertight and shall be constructed from approved-type dense, nonabsorbent, and noncorrosive materials. Each such receptor shall be adequately reinforced, shall be provided with an approved flanged floor drain designed to make a watertight joint in the floor, and shall have smooth, impervious, and durable surfaces. |
| Code Modification or Alternate Requested | |
| Proposed Design | The shower floors are constructed with a double sealed 4” concrete slab on grade with radiant heat, over a 12mm sloped vapor barrier, over 3” of sloped rigid insulation, over 5’-0” of compacted gravel. The floors in the showers are sloped a 1/4” per 1’-0” to the drains, which are lined with gravel around weep holes. The shower floors are sealed with two coats of Sinak HLQ-125 Concrete Sealer. Product information is attached. HLQ-125 is permanently waterproof, stain resistant and provides algae and fungi control. The installing contractor is a certified distributor and installer of Sinak products. In addition, one layer of Ardex CG Concrete Guard Sealer was applied for additional stain protection and as a wear layer. The shower walls are constructed of sealed 2cm marble slab, over 1/2” Wedi panels with Wedi joint sealant over the typical wall construction per the plans, but with PT bottom plates. At the base of the walls the Wedi panels are caulked to the concrete slab with Wedi sealant. |
| Reason for alternative | Based on the contractor and sub-contractor’s expertise, they decided that this construction method provided the fewest cold joints and therefore, the least possibility for water intrusion between layers of the slab. They also noted that this provided the greatest possibility for water to drain away from the slab and into the compacted gravel, should water ever leak out of the drain. Unfortunately, the shower pan issue wasn’t brought to the team’s attention during permitting, prior to the slab being poured, or prior to the structure being built and dried in. As you can imagine, it would create undue financial burden to the property owners to demo the shower floors at this point. Furthermore, it would not be feasible to demo these areas since the slab has radiant heat. We have had showers permitted, installed and inspected with the same methods described above on several of previous residential projects going back several years. None of those projects have had any issues. |
Appeal Decision
Use of concrete sealer in lieu of shower pan liner: Granted as proposed for this shower only.
Note: Owner is responsible for care and maintenance of sealer to prevent leakage and development of unsanitary conditions.
Pursuant to City Code Chapter 25.07, you may appeal this decision to the Plumbing Code Board of Appeal within 180 calendar days of the date this decision is published. For information on the appeals process and costs, including forms, appeal fee, payment methods and fee waivers, go to www.portlandoregon.gov/bds/appealsinfo, call (503) 823-7300 or come in to the Development Services Center.