Latest Project Updates
August 11, 2017
Many of our improvement and repair efforts are wrapping up, but Roof Project is right around the corner.
UPDATES – Friday August 11th
Improvement projects status:
1. The Planter Liner Replacement Project is in its final phase, as we work out punchlist items with the General contractor and landscaper.
The landscapers began planting:
Below, the staff discusses irrigation with the landscaper:
About one more week of work remains, but that depends on the arrival of some remaining materials. However, with new plant material, we could be making adjustments to the layout or changes over the next 2 to 3 years. It will take some time for the new perennials to acclimate and fill in.
3. The Security System Project continued this week, though we ran in to some problems with the elevator cameras. We are not satisfied with the field of view, so the contractor is consulting the manufacturer.
Management completed auditing the security fob database. Once the new server and security system software will be brought online, the audited fob information will be transferred.
WE SUSPECT MANY ACTIVE FOBS MAY HAVE BEEN DELETED AS A RESULT OF THIS PROCESS – so once the new system is brought online, some registered residents may have to contact the Management Office to reload their fob. The information in our current fob system is compatible with the new software, but we are using the opportunity to audit every fob and clean up the data. We have opted for a “better safe than sorry” approach. Once the new server goes live, it is possible some residents will have had their fob deactivated. We will be sure to post and send e-mail announcements when this turnover is scheduled so all residents and owners have a heads up. And, we will be ready to make any updates and corrections as we become aware of any problems.
4. The Health Club Locker Room and Bathroom Remodeling Project build out is nearing major completion. A shipping delay with the new lockers for the mens and womens rooms is pushing completion into next week. Also, our staff is waiting arrival of parts for the automated doors. The parts which arrived with the original shipment would not fit our doors, so they were reordered.
Remodeling efforts continued with finishing work and installation of the benches and toilet stalls.
The bulk of the work is done, but there are a handful of things remaining which will come over the next few weeks. Also, we will work out punchlist items with the contractor, and replacement carpeting for the corridor and the 2nd Floor will be chosen. The door leading out to the pool walkway is being replaced. It was ordered and is being manufactured. However, the install is not expected until sometime in September. After that time, wallpaper and finishing work will be completed in the corridor.
5. Replacement of the Pool Liner is underway in earnest.
The install should be completed within the next two weeks, after which the pool will be filled. If all goes well it will be open by the end of August.
Unfortunately due to their interconnection, both the Main Pool and the Kiddie Pool will continue to be closed during this improvement process.
6. REMINDER – The way is being paved to begin the Main Roof Replacement Project.
Click Here, for the formal announcement about this project.
We expect to know with certainty this upcoming week whether the project will begin as expected, Monday August 21st.
Berglund Construction Company has applied for the necessary permits, and at this time is still planning to begin Monday August 21st. A pre-construction meeting was held last week between Management, the contractor and all the sub-contractors. We plotted out the planned sequence of events and created a preliminary calendar of activities, including the windows of time over the next several months we anticipate the service elevator to be needed for transporting materials. Some of the detail from this meeting was used in the formal announcement.
REMINDER – WE CANNOT STRESS ENOUGH – This project will be messy and will tie up the service elevators as the old roof and waste materials come down and new materials are taken up. We will be working out a schedule with the contractor so they are using the elevator at the least inconvenient windows of time, and try to have this mapped out in advance so residents are able to plan ahead.
ALSO – window washing will not take place again for several months – probably not until late October or November. Due to the new OSHA rules regarding how workers can be anchored to the building as they do their job, we are unable to have equipment or human beings tied off from our roof. Results from the engineering report connected with the roof project showed we do not have a system in place that is compliant enough with the new OSHA regulations. So, we are essentially prohibited from doing the window washing at this time.
Above, the roof before we begin work. The study performed by Wiss Janney Elstner showed our structural deck appears to be in good shape, but the insulation under the roof membrane is pretty well shot and saturated with moisture. And due to the OSHA regulations, we have to install posts and other devices for workers and equipment (such as the window washers) to tie off on.
DUE TO THE SCOPE AND TIMING OF THE ROOF PROJECT, we do not expect to begin any further Riser Projects this year. This fall, we tentatively planned to complete the Low Zone Risers ’05/’06 Units and ’03/’15 Units from the 3rd to 29th floors. However, with the amount of time, resources and traffic we anticipate with the roof work, these are being pushed into Spring 2018.
Many of our improvement and repair efforts are wrapping up, but Roof Project is right around the corner.
UPDATES – Friday August 4th
Improvement projects status:
1. The exterior Tuckpointing and Masonry Repairs project has reached major completion. Just some touch up and punch list items remain. But all the flashing and mortar work is done. You may still see workers from time to time as they do some cleaning and finishing of the repair locations:
In the meantime, our staff is finishing up the exterior lighting:
2. The Planter Liner Replacement Project is in its final phase.
The landscapers returned soil to the planters, the coping stones were reset and our plumber installed most of the irrigation lines:
Above, our in house plumber working on new irrigation connections and sprinklers. Below, after the copings were reset:
New plant material and more soil is scheduled to be installed next week, weather permitting. The landscaper expects a small crane to make deliveries to the deck from the back dock area.
We expect work will continue 2 or so more weeks, with cooperative weather.
3. The Security System Project is temporarily on hold, while additional parts are ordered for the new cameras being installed in the elevators.
Management is almost finished auditing the security fob database. After that time, the new server and security system software will be brought online, and the audited fob information will be transferred.
The information in our current fob system is compatible with the new software, but we are using the opportunity to audit every fob and clean up the data. We have opted for a “better safe than sorry” approach. Once the new server goes live, it is possible some residents will have had their fob deactivated. We will be sure to post and send e-mail announcements when this turnover is scheduled so all residents and owners have a heads up. And, we will be ready to make any updates and corrections as we become aware of any problems.
4. The Health Club Locker Room and Bathroom Remodeling Project build out continued.
Remodeling efforts continued with finishing work and installation of the remaining fixtures.
Above, the mens room sauna is being built. Below, the ladies room sauna is in place.
The bulk of the work was finished this week, but there are a handful of things remaining which will come over the next few weeks. Also, we will work out punchlist items with the contractor, and replacement carpeting for the corridor and the 2nd Floor will be chosen. The door leading out to the pool walkway is being replaced. It was ordered and is being manufactured. However, the install is not expected until sometime in September. After that time, wallpaper and finishing work will be completed in the corridor.
5. After a last minute delay in the shipping of materials, groundwork for Replacement of the Pool Liner finally got underway this week, including delivery of materials and construction of scaffolding inside the pool so work along the walls can be started. Barring any further surprises or the discovery of as of yet unknown conditions, the pool should be back up and running by the end of August or first week of September.
Workers got busy on the exterior of the pool, shoring up the sealants:
Unfortunately due to their interconnection, both the Main Pool and the Kiddie Pool will continue to be closed during this improvement process.
6. The way is being paved to begin the Main Roof Replacement Project.
Click Here, for the formal announcement about this project.
Berglund Construction Company has applied for the necessary permits, and at this time is still planning to begin Monday August 21st. A pre-construction meeting was held last week between Management, the contractor and all the sub-contractors. We plotted out the planned sequence of events and created a preliminary calendar of activities, including the windows of time over the next several months we anticipate the service elevator to be needed for transporting materials. Some of the detail from this meeting was used in the formal announcement.
REMINDER – WE CANNOT STRESS ENOUGH – This project will be messy and will tie up the service elevators as the old roof and waste materials come down and new materials are taken up. We will be working out a schedule with the contractor so they are using the elevator at the least inconvenient windows of time, and try to have this mapped out in advance so residents are able to plan ahead.
ALSO – window washing will not take place again for several months – probably not until late October or November. Due to the new OSHA rules regarding how workers can be anchored to the building as they do their job, we are unable to have equipment or human beings tied off from our roof. Results from the engineering report connected with the roof project showed we do not have a system in place that is compliant enough with the new OSHA regulations. So, we are essentially prohibited from doing the window washing at this time.
Above, the roof before we begin work. The study performed by Wiss Janney Elstner showed our structural deck appears to be in good shape, but the insulation under the roof membrane is pretty well shot and saturated with moisture. And due to the OSHA regulations, we have to install posts and other devices for workers and equipment (such as the window washers) to tie off on.
DUE TO THE SCOPE AND TIMING OF THE ROOF PROJECT, we do not expect to begin any further Riser Projects this year. This fall, we tentatively planned to complete the Low Zone Risers ’05/’06 Units and ’03/’15 Units from the 3rd to 29th floors. However, with the amount of time, resources and traffic we anticipate with the roof work, these are being pushed into Spring 2018.
PREVIOUS UPDATE – Friday July 21st
Improvement projects status:
1. The exterior Tuckpointing and Masonry Repairs progressed along the south driveway, and moved into the Breaker’s corner parking area along the east exposure. Due to its location and position, conditions here are not as deteriorated. These areas are not as exposed to prevailing winds and the type of weather other sides of the building face. So they are moving very quickly on days the weather cooperates.
Above, workers tuckpoint along the southeast corner of the exterior. They will continue and finish up along these locations weather permitting. They will move eastward toward the corner of our property line, where the project will be completed.
Elsewhere, our team continued replacing the the exterior light fixtures as weather permitted, to match those installed a couple years ago along the wall at the Circle Driveway in front. You may have already noticed new lights popping up along the North driveway wall:
Some time was lost this week due to weather. Just over a week of work remains.
2. The Planter Liner Replacement Project is entering its final phase.
The landscapers returned soil to the planters:
New plant material and more soil is on order and once it arrives, weather permitting they will begin installations. In the meantime, our team is gearing up to install the new lighting and irrigation lines. Over the next week our plumber expects to get the irrigation lines and sprinklers in place. We expect work will continue 3 to 4 more weeks, depending on arrival of the new planting materials.
3. The Security System Project continued with cameras being installed throughout the 2nd floor. The team also began laying groundwork to replace the elevator cameras. They will finish up in the next 2 weeks, with 2 premium 360 degree cameras in the garage and one in the 2nd floor hallway, as well as the elevators.
Management is continuing to audit the security fob database. The information in our current fob system is compatible, but we are using the opportunity to audit every fob and clean up the data. We have opted for a “better safe than sorry” approach. Once the new server goes live, it is possible some residents will have had their fob deactivated. We will be sure to post and send e-mail announcements when this turnover is scheduled so all residents and owners have a heads up. And, we will be ready to make any updates and corrections as we become aware of any problems.
And, BY THE WAY, flip to Channel 196 to see the view from one of the new lobby cameras!
4. The Health Club Locker Room and Bathroom Remodeling Project build out continued.
Work installing counters and fixtures got underway:
Plumbers are busy getting fixtures, including the toilets, in place:
This coming week, we expect to get close to full completion with installation of the remaining fixtures and the new dry saunas.
5. Preparations for Replacement of the Pool Liner are expected to get underway Thursday July 27th, as the contractor begins laying the preliminary ground work for the new materials to be installed. The manufacturer is still expected to begin the actual liner installation the week of July 31st. Barring any further surprises or the discovery of as of yet unknown conditions, the pool should be back up and running by the end of August.
Unfortunately due to their interconnection, both the Main Pool and the Kiddie Pool will continue to be closed during this improvement process.
6. The major work related to Replacement of the Garage Fire Doors was completed. And the new doors on 1p and 2p are in place and fully operational.
Below, workers load up materials on a forklift to bring into garage:
Above, one of the new doors on 2p being installed. Below, on 1p one of the old fire doors being removed.
From time to time they will finish up some non-invasive work related to these doors, as well as installing new fire doors in the trash compactor room. There should be little if any further inconvenience to either residents or parkers.
7. The way is being paved to begin the Main Roof Replacement Project. Berglund Construction Company is undergoing the permitting process. And a pre-construction meeting will be held this coming week between Management, the contractor and all the sub-contractors. We expect to plot out the planned sequence of events and create a preliminary calendar of activities, including the windows of time over the next several months we anticipate the service elevator to be needed for transporting materials.
REMINDER – WE CANNOT STRESS ENOUGH – This project will be messy and will tie up the service elevators as the old roof and waste materials come down and new materials are taken up. We will be working out a schedule with the contractor so they are using the elevator at the least inconvenient windows of time, and try to have this mapped out in advance so residents are able to plan ahead.
ALSO – window washing will not take place again for several months – probably not until late October or November. Due to the new OSHA rules regarding how workers can be anchored to the building as they do their job, we are unable to have equipment or human beings tied off from our roof. Results from the engineering report connected with the roof project showed we do not have a system in place that is compliant enough with the new OSHA regulations. So, we are essentially prohibited from doing the window washing at this time.
Above, the roof before we begin work. The study performed by Wiss Janney Elstner showed our structural deck appears to be in good shape, but the insulation under the roof membrane is pretty well shot and saturated with moisture. And due to the OSHA regulations, we have to install posts and other devices for workers and equipment (such as the window washers) to tie off on.
DUE TO THE SCOPE AND TIMING OF THE ROOF PROJECT, we do not expect to begin any further Riser Projects this year. This fall, we tentatively planned to complete the Low Zone Risers ’05/’06 Units and ’03/’15 Units from the 3rd to 29th floors. However, with the amount of time, resources and traffic we anticipate with the roof work, these are being pushed into Spring 2018.
About the Author: Tim Patricio
Park Tower Horizons
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