While things remain fast and furious, we are heading into the home stretch and I thought another progress report was about due.
I reported on most of these items at the Board Meeting last Thursday night but for those who could not be there you will likely get many of your questions answered by reading on. If you were there, read on anyway as there are several updates on progress since Thursday.
I met with Martin/Martin Engineers and AGS Construction early last week to discuss the few warranty items still left on their punch list. Of the more than 100 leaks we had in our structures before construction there are about 5 or 6 that remain. Most of those are relatively simple to correct but a couple of them are being quite stubborn. That said, they will be whipped! Both the engineer and contractor will be back on site in the near future to resolve ALL of the leaks.
The contractor is swamped with his current new jobs but that does not mean our job is not important or that it won’t get done. It only means that they have to fit it into their schedule and that takes time.
While they are here there are other items that they will address including the stucco which has a few more repairs both to the original work as well as to the work already completed that has since been damaged. They will also repair/re-paint the top caps on 2946 which have shrunk since installation causing them to have gaps at the miter cuts and peeling paint in those same locations. In addition, they have a few paint touch-ups to address and a few places where the concrete deck coating has delaminated and will need repair. The 3X12 plank decking installed on 2946 elevated decks has dried and shrunk during this hot and dry summer. This has caused some of the screws to pop. They will re-drill and place new screws, replace some planks that are too bad to repair and belt sand other planks to eliminate trip and fall hazards. All of these items are small jobs but added together will mean enough work to have them out for a few days to complete it all at once. I’ll keep you posted on scheduling but expect it to be soon.
All gutters have now been cleaned, adjusted and tested. I have investigated what it would cost to have electrical snow melt coils installed in the gutters on the front of 2938 and 2946 to prevent ice buildup. 2946 has the necessary wiring, 2938 does not. I am still waiting for a final estimate from the electrician for this project before making recommendations. One other point, we are still finding a few minor places where the gutters have negative slope and do not drain properly. If we ever get any appreciable rain again and you notice such a point, please let me know so I can have them back out to fix it.
The screens doors coming down and going into storage is the only expense left in the category of bird mitigation. I am guardedly optimistic that we have solved the issue for this year and can discuss next year whether we want to take our chances and leave them down. I’ve only found 2 swallows that have built partial nests this year and was able to destroy both before they had time to lay eggs. I have also scared a few birds out of the south tower to 2938 and a couple of townhome garages. There is money left in the budget to remove and store the screens again this year. We’ll deal with next year when it comes. One more point, a couple of the screens under the decks at 2946 have blown down and like so many small tasks is taking a few days to get the contractor out to put them back in place. Soon though, I promise!
Let’s talk about Landscaping. We will not have the money to complete extensive landscaping. My goal is to achieve a remake of our entry including a new or renovated sign, a clean-up and freshen up of most common areas, a re-do of the island at the south of 2962 and north-west corner of 2954, a completely renovated irrigation system, strategically placed rock around the buildings and the fencing to protect them from irrigation stains/damage, and walk paths of gravel in strategic areas necessary for safe passage including the rear of 2938 and to the east of 2946 leading to the new gate. Also left from the original landscape job which was part of the construction at 2946, a dozen or so plants are to be planted. Keep in mind when you look at the images of the entry and in the front of 2946 that they are ideas only and that they are when the plants are more mature as they will be in maybe 3-5 years or so.
The most significant project will be the grading/drainage issues at the rear of 2962 and the north side of the tennis court and pool house. This project requires the services of a civil engineer. The Board voted at the meeting to retain the services of JVA Engineering over Martin-Martin as they are a local firm and gave us a much better quote to do the work. They will start their work with a survey of the areas in question. That survey will take place this Friday. Once they have the survey complete, they will draw plans for proper grading and drainage and it will then be ready for bid. Once the contractor has been hired and the work begins, JVA will regularly inspect the work to assure accurate and effective end results. I still remain optimistic that we can complete this work before the snow flies.
Also significant is the need for a major prune to our trees. It has been years and we are past due. I’ve got two quotes in hand and expect three more by the end of the week. I am only specifying for removal of trees that absolutely have to come out. I’m working from the tree study that we had done previously and it has proved invaluable for this job.
All of the landscaping is going to be expensive and the Board will have to discuss the overall strategy going forward. This has been a far more complex process than I had anticipated but I still feel good about the schedule and also think that we can determine how to achieve maximum results and still live within the budget. The reserve study also has allocated $ in each of the next several years for items that we may have to defer.
As you know we have a lot of concrete work to do. We had a number of comprehensive quotes before the project began last summer. The strategy here will be to take all the quotes we got last
year and to update them and then to prioritize the work until we run up against a budget wall. We can then decide if any contingency $ should be spent on concrete.
In addition to an overall clean up of the common areas once all construction is complete we will power wash and re-stripe parking spaces in garages at 2938 and 2946, guest parking spaces on the island and miscellaneous curbs (e.g., fire lanes in front of 2938). This work should be completed under budget and really freshen all of those areas.
The fence work is complete except for steel frames that are to be installed all the way around the two gates. Those 6X6 posts on each side of the gates have shrunk, expanded, shrunk again and in one instance split down the middle from top to bottom. What this has done is to make the openings too wide at times and too narrow at other times meaning that the gates either will not close or will not open. These steel frames will eliminate the expansion/contraction from infringing on the gates and should make them open and close correctly all of the time. The steel frames are constructed and are at the powder coater as we speak. They will likely be installed by no later than the end of next week and hopefully sooner!
All of the plumbing backflows have just recently undergone their annual inspection. All passed and were certified for another year with the City and State.
All plumbing work has been completed now except for the drains in the garage that need to be run under the concrete – I believe there are 3 of them and hose bibs will be installed to the rear of 2938 and 2946 where we have always needed them and never had them.
A short punch list remains for the electrician and other than that the only major items for him will be the gutter coils electrical mentioned earlier if we move ahead with that and the installation of more outdoor lawn lights at the entry , center island and trash corrals. That work will be coordinated with landscape and concrete work.
The interior ceilings and wood walls and doors in the garages at 2938 and 2946 will be painted. This will be coordinated with the power wash and striping to be done in those garages so as to inconvenience those residents as few times as possible to accomplish the entire job. We may also be painting the top cap rails on 2938, a decision the Board will likely make at next month’s Board meeting.
The work is slated to convert the door closer spring motion sensors to digital light emitting sensors in the elevators. No more closing doors on your grocery cart and on your own self for that matter. This is part of our reserve study work for this year and the Board authorized the contract at last Thursday’s meeting. It should be complete by the end of the month.
Has anyone noticed the new ironwork at the pool house on the windows at the north side. It looks good and will serve to deter intruders all at the same time!
Also in the category of “have you noticed” are the new garage signs. The entrance, exit and slow speed signs were just installed. They look good and should be effective in keeping people from going the wrong way, from speeding and from parking in unauthorized parking spots in the garage. Let’s hope so!
Final recommendations on locksmith work including new locks and re-keying will be forthcoming. It will be about the last thing we do on the project as it almost always is with any construction project.
The steps to the mailboxes are being fabricated as we speak. Once they are finished they go to the powder coater to be coated to exactly match the mailboxes. They should be installed within the next two weeks. They should satisfy all concerned including our residents, the City of Boulder and the USPS. Pictured here is Jesus Ramos and his wife on one of the new steps in progress. They are the steel fabricators who fabricated the rails at the south end of the pool and the new iron work on the pool house windows. They do excellent work at reasonable prices. I’d recommend them to anyone!
The bike racks are ordered and are expected to arrive about August 18. We’ll have them installed soon thereafter. The Board decided on two racks for 4 bikes at the space in the 2938 garage leading to the elevator and 4 racks for 8 bikes at the north end of the garage in the extra space there. The Board also decided on the inverted U designed racks that are thought by most bike aficionados to be the best choice.
Wrapping up, look for the new step stool at the trash area. The lids to the bins are high and heavy and sometimes a little step will really help. Please use it carefully and always put it back in place when you’re done.
One quick additional note, the new house numbers should arrive any day and we can get them installed as soon as they do. These are the numbers that the Board selected after reviewing a wide variety of styles, colors and sizes at several meetings. I hope everyone likes them. I’m sure most of you will!
That about covers it for one more time. As always, thanks for reading and I continue to appreciate your cooperation, your support and your patience. We’re almost done, stay optimistic, I am!