Our team reports that a relatively large are of concrete around one of the drains will require additional repair work. Deteriorated conditions were uncovered as the old membrane was being removed.
Also, while conducting this work, a piece of debris hit one of the windows of the hallway leading to the pool, shattering it. This has been boarded up and will be replaced.
On the south deck where the membrane work was completed, there are some punchlist items and detailing to finish. Most notably workers will perform touch up painting along the planters and wood deck. In the meantime, this deck has been reopened for the season.
Workers began pouring the first coat of the new membrane on the roof deck, albeit about a day behind due to weather challenges. The weather looks cooperative and should the remaining work get completed as planned, the space will be able to reopen on Saturday at 4pm. Unfortunately, our team cannot put out deck furniture for a few days. We are told that it needs a few days to properly cure for anything other than foot traffic. Once we get the thumbs up from the installer, the deck furniture will be returned.
The new membrane is very similar to the traffic coating in the garage on 1P. Normally we would have to wait 3 days for it to cure, but for pedestrian traffic the wait time is very short. So although work will continue on Friday, they expect it to be ready for us to walk on by Saturday evening on the 25th.
Changes were made to the order of the expected remaining 2 phases of work along the mid and north sections of the 2nd floor deck as well. Due to the moderate weather expected next week, a decision was made to work around the party room first, so that the planned replacement of the Weight Room/Racquetball Court HVAC unit could be done sooner. As of now, we are trying to coordinate the removal of the old unit by crane on Tuesday May 28th, and delivery of the new unit on Thursday May 20th. The exact logistics of this are presently being worked out.
If this gets worked out in time, there will be no Heating or AC in the Weight Room and Racquetball Court between Tuesday and Friday. If all goes as they are presently planning, HVAC would return to the space on Friday mid-day.
The area of the 2nd floor around the outdoor “Kiddie” Pool and main pool structure has been moved to Phase 3, as described below. Once work is complete and the space is reopened, our team also plans to fill and open the Kiddie Pool for the 2024 season.
However, for the 2nd Floor Deck, the process is moving a bit slower than expected.
UPDATE Phase 1 (main deck area by gardens) May 13th – 22nd
Removal of the old membrane is expected to be done Friday May 17th. With the rain next week expected on Monday and Tuesday as of now they are planning to do the coatings on Wednesday, Thursday and Friday. If all goes as expected, by Saturday residents will be able to walk on it!
UPDATE Phase 2 (“kiddie” pool and area surrounding the pool structure) May 23rd- 30th
We are going to go right into removing the membrane after we complete the deck section removal. We should still be putting down coatings same time as we originally expected, as long as the weather cooperates.
UPDATE Phase 3 (outside the party room) May 31st- June 7th
If we have trouble with the weather, they may start this phase early to try to get whatever advantage possible.
Weather is the big variable. We’ve been very lucky this week, thankfully. For the remainder of the work, they will try to continue with old membrane removal in the rain (with the exception of severe weather obviously) and look for 3 clear days that we can put down the top coatings.
The forecast next week, May 13-17, is looking a little shaky. Because workers will be applying sealants to both the plaza and 2nd floor decks, weather has to be rain free. With rain predicted for several days next week, work might get pushed.
Any day of rain, and you can expect work on the next day the there is no rain.
ALSO – The 2nd Floor Decks will be closed off as workers are removing the old membrane and applying the new one. Access to the deck and grill stations will be restricted. If the weather cooperates, we only expect this to take about 7 working days for each phase (as described below).
THERE WILL BE AN ODOR, on the days they apply sealants. Again, if the weather is uncooperative, the date they apply sealants will move to the next viable day.
Multiple crews will begin both projects at the same time on Monday May 13th.
For the plaza terrazzo sealer they will need 3 days to complete the work. They will power wash the plaza on the first day (Monday May 13th) and will need two days to apply the sealer in two separate phases (Tuesday and Wednesday May 14th & 15th). Workers are expected between 8am and 4pm. Commercial unit occupants in the mall and the first several floors of the residential units from the ’06 units around to the ’15 units will likely observe some noise as work is done and notice odors on the days the sealer is being applied.
The sealer application is weather dependent, so if it is too cold or raining, the work is expected to be delayed to the next day when the weather is cooperative. While they apply the sealer, so it can safely and properly set and cure, the North set of mall doors will be locked so that no one exiting the building will step into the fresh sealer. Similarly, the revolving doors and South exit will be closed off when that area is being done. We will also have the stairs by the bus stop on Sheridan road caution taped off as necessary.
For the 2nd Floor concrete decks, both around the garden planters and the Health Club, the Membrane will begin being replaced on Monday May 13th. Work will be performed weather permitting between 8am and 4pm. Commercial units should be aware there will be noise from time to time as they remove the old membranes. It is likely to be heard by all spaces at one point or another. Residential units facing the lake, up about 6-10 floors will likely hear some noise and may smell some fumes as the new membrane coating is applied.
Weather permitting, this work will unfold in three separate phases:
Phase 1 (the main deck around the gardens) May 13th – 22nd
Phase 2 (the area surrounding the kiddie pool) May 23rd – 30th
Phase 3 (exterior of the party room) May 31st – June 7th
While Phase 2 is underway, a 2nd contractor hired by the Board is expected to come out to replace the Heating and Cooling Unit for the Health Club weight room and racquetball court. This is being coordinated at the same time so the membrane can be properly applied underneath it. As soon as the membrane is done the new HVAC unit will be delivered and installed. (There will be no heating or cooling for the weight room and racquetball court for approximately 5-7 days.)
The range of temperatures we are expecting should be perfect for this work. It is really precipitation that will be the big question mark. Expect that one day of bad weather will tack on one day of additional time to the length of the projects.
We appreciate everyone’s patience and understanding while these planned improvements and important maintenance are coordinated.
| S | M | T | W | T | F | S |
|---|---|---|---|---|---|---|
27 | 30 | |||||
3 | 6 | 8 | ||||
10 | ||||||
17 | 20 | 21 | 22 | 23 | ||
24 | 27 | 28 | 29 | 30 | ||
| S | M | T | W | T | F | S |
|---|---|---|---|---|---|---|
27 | 30 | |||||
3 | 6 | 8 | ||||
10 | ||||||
17 | 20 | 21 | 22 | 23 | ||
24 | 27 | 28 | 29 | 30 | ||
