Riser Project Town Hall Meeting Wed. June 12th 6:30PM
June 6, 2019
UPDATED June 7th
REMINDER!
Riser Town Hall Wednesday June 12th 6:30PM in the 2nd Floor Party Room
The Property Manager and Building Plumber will make a short presentation about the coming Riser Project for the high zone ’01 guest bathrooms and ’03 kitchen. The hot water riser and branchlines will be replaced beginning Monday July 8th, and the meeting a good opportunity to learn more and ask questions about the effort. See prior post below for more.
We will review a brief history of the Riser Replacement effort at Park Tower, and discuss our anticipated timing, sequence of activities along this Riser, and answer any questions about this important work impacting all ’01 and ’03 units from the 30th to 55th floors.
Click Here for a calendar of key activities planned out over the course of the project.
If you can not attend the meeting, and you have questions, it is important you contact us right away. Either stop by the office, send us an e-mail at timothy.patricio@fsresidential.com, or call the office at 773-769-3250.
UPDATED May 31st
By now, Owners and Residents of the High Zone ’01 and ’03 Units, from the 30th to the 55th floors, should have received letters with information and observations resulting from the plumbers inspections on May 15 and 16.
Our plumber Louie inspected all 52 units, and letters were drafted to each owner and resident with information about what to expect, what needs to be done to prepare, and what conditions in the unit may be cause for concern. (For example, the presence of stone countertops, pre-existing damage, etc.) These letters were Unit specific, and tailored to incorporate observations unique to the location. The letter advised of the dates we anticipate entering and a general list of what to expect our team will be doing.
Click Here for a calendar of key activities over the course of the project.
This calendar is a general overview of our anticipated schedule of progress through the ’01/’03 units from the 55th Floor proceeding downward. We estimate it will take about 20 working days per unit from demo to reconstruction. On day one, the team will begin the demo process for the project. The plumbing contractor will follow within a few days to replace the hot water riser and branch-lines. Following the plumbers, insulation will be installed on the hot water risers and the branch-lines. Fire protection will be performed for any penetrations between the walls and concrete floors and ceilings. Management, the engineers and building plumber may inspect periodically. The team will then begin putting the bathrooms and kitchens back together. The bulk of reconstruction will take approximately six days per unit once it gets underway.
We project water will be off on this Riser, to each bathroom and kitchen, during weekdays from 9AM to 4 PM, from Tuesday July 9th through Friday July 26th. For the duration of the project, residents will have limited access to the work location even after work hours, though you are welcome to observe the progress. IT MAY BE DUSTY. During preparations, we will do our best to shield the thresholds and fixtures with plastic and tarps, but dust may find a way to get through, and the work location itself will be dusty from day to day until work is completed.
Now would be a good time for these Unit Owners to remodel if you choose. Our team is happy to set up an appointment to discuss this with you on an individual basis. We encourage you to hire your own contractor to do some work – this is an ideal time to consider it. Our team can do some minor work for you, and if you are interested, you can contact us for an appointment. For example, we are removing certain fixtures, and re-installing them. So, if you want to replace that fixture, the labor is already included. The owner just needs to purchase it.
There will be a Town Hall Meeting to discuss this project in more detail, with an opportunity for residents and Owners to ask questions on Wednesday June 12th at 6:30pm in the Party Room. However, at any time you have questions or concerns, please contact the office at 773-769-3250, or send us an e-mail at parktowercondo@fsresidential.com.
ORIGINAL POST
With the Upper Loop Project entering the reconstruction phase, our team is turning their focus to the planned Riser Replacement Projects for this year.
Planning for the first riser begins this month, with preparatory inspections of the ’01 Guest Bathrooms and ’03 Kitchens from the 29th to 55th Floor on Thursday May 16th and Friday May 17th. The project is then scheduled to start Monday July 8th.
Notices are being distributed to Owners and residents of these units.
Beyond that, plans have changed a bit, because of observations we’ve made throughout Upper Loop effort. Specifically, external observations of the High Zone ’05/’06 Riser raised enough concern that we are moving it from next year to this year. Planning is already underway for the High Zone ’01/’03 Riser (more on that below), which will be followed by the High Zone ’10/’11 Riser later this summer as planned. The ’05/’06 Riser will now follow them this fall.
With this adjustment, the expected timing for the next two years is as follows:
’01 Gst Baths and ’03 Kitchens July 2019
Floors 30 to 55’10 Kitchens and ’11 Gst Baths August 2019
Floors 30 to 55’05 Bathrooms and ’06 Mst Baths October 2019
Floors 30 to 55 (MOVED DUE TO CONDITIONS)’07 and ’08 Bathrooms March 2020
Floors 30 to 55’06 Kitchens July 2020
Floors 30 to 55’09 and ’10 Bathrooms September 2020
Floors 3 to 29We have updated our Riser Calendar, with the latest information available for Owners and Residents to review: Riser Project Calendar 05.2019
AS STATED ABOVE, our team has the High Zone ’01/’03 Riser set in our sights!
Riser Project Inspections April 16th & 17th
Replacement of the hot water riser serving the ’01 Guest Bathrooms and the ‘03 Kitchens from the 30th to 55th floors has been scheduled to begin Monday July 8, 2019. Work will need to be done on the 29th floor as well, as the access panel for this riser, is located on 29. To initiate this process, inspections of the work locations in these units are scheduled for Thursday and Friday May 16th and 17th, between 9AM and 3PM. Our plumber expects to take about 10 to 15 minutes or less per unit. He will start on the 55th floor around 9am on Thursday and work down to the 43rd Floor by 3pm. On Friday, from the 42nd floor down to the 29th Floor.
These inspections are vital to lay the ground work for the project to begin in July. We assess conditions of plumbing and other fixtures to help plan needs for each unit individually. Then, letters will go to each Owner and resident to help you prepare and know what to expect. Also, we will hold an informational Town Hall Meeting on Wednesday June 12th, at 6:30PM in the Party Room. At the meeting we will describe the history and purpose of the project, and more specific details for residents, including an opportunity to ask questions and address any concerns you have.
Riser replacements are among the most challenging and invasive projects needed in a building such as Park Tower. Belongings will need to be removed from the impacted locations, and each business day the water will be off from 9AM to as late as 5PM while the plumbing lines are replaced. (These shut offs will not affect the 29th Floor.) Thankfully, to date we have replaced 17 of these risers throughout the building, so once we have completed the inspections, we can reasonably set your expectations and answer questions.
Work will generate some dust, be noisy at times, and there will be times you may not have use of faucets and toilets. But if you are prepared, know what to expect, and work in tandem with us, we are confident the project can be a success.
For your convenience, on the back side of this notice is a preliminary calendar of activities. This will be updated after we analyze the inspection results. We will also draft a detailed daily calendar for the project, which will be released before or at the Town Hall Meeting.
We thank you in advance for your cooperation, patience and understanding as we plan to make these improvements.
If you have any questions, please e-mail us, parktowercondo@fsresidential.com.
Riser Replacement Project
Preliminary Calendar of Activities
’01 and ‘03 Bathrooms from 55th to 29th Floors Inspections – Thursday and Friday May 16th and 17th
Instruction Letter and Calendar Distribution Mailed/Door Dropped – The Week of Monday May 20th
Town Hall Meeting – Thursday June 12th, 6:30 PM in the Party Room
TENTATIVELY EXPECT WORK TO BEGIN IN UNIT:
Week of Monday July 8th – Floors 55-40
Week of Monday July 15th – Floors 39-29
PLAN FOR PERIODIC WATER OUTAGES:
Monday July 8th thru Friday July 26th
Expected COMPLETION OF RECONSTRUCTION:
Major Reconstruction is expected to take place from the 55th floor down to the 29th floor, and be completed by Friday August 23rd. More detail will be worked out once inspections are complete and we review the results with the carpenters.
The results of our plumber’s initial inspections as well as any unknown conditions found as our team gets started, may impact our ability to conduct work as scheduled above. But on past riser projects, we have typically proceeded reasonably close to this scheduled timing.
About the Author: Tim Patricio
Park Tower Horizons
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