General Sequence of Events for Replacement of Doors & Windows:

1. Access is required to install the plastic and plywood framed “box” on the interior of the door/ window. This box effectively closes off the openings to your home, and enables work to be performed each day from the exterior. We understand it will be dark – be patient – try to focus on the end result!

2. The old doors will be removed. Two applications of Tufflex coating will be applied to the sills with flashing between and on top, before the new units are installed. Some homeowners have reported that they are sensitive to the Tufflex odor: if you think you may be, you may want to make arrangements to stay elsewhere for the night.

3. The wood coverings will be removed and plastic will be wrapped around the new units instead.

4. You will not be able to open or use the new units, or remove the plastic, however, until the final stucco waterproofing coat has been applied. We will keep you posted as to when they will come off–the duration is getting shorter & shorter with each cluster. This entire process could take several weeks, although you can expect the box enclosures to be up for two weeks or less.

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June 10-14 Stonemark Newsletter

I. 900s:   Access Required All week.   

  • Final adjustments and trim details are ongoing.
  • Exterior finish detailing is ongoing.

II. 910s:  Access Required All week.   

  • Final adjustments and trim details are ongoing.
  • Punch list tasks are ongoing.  
  • Address placard reinstallation is just about completed.  

III. 920s:  Access Required All Week

  • Installation of the new door & window units at the courtyards is ongoing.
  • Once the new doors are set, the boxes are removed, and new drywall will be installed soon thereafter.  
  • Roofing work continues. Keep your doors & windows closed because of the dust.  Please be careful in the work areas. 

IV. 930s: 

  1. Please do NOT park in your carport until further notice between 7:30am to 5pm. This is until all the carport trellis repairs / repainting has been completed.
  2. Demolition and re-framing to the decks is ongoing.
  3. Part of the deck demolition is cutting down the deck door. This requires access.  The doors will be screwed shut from the outside each evening. Once the re-decking process has begun, do NOT lock the deadbolt until further notice!!
  4. Some homeowners still have belongings on their rear patios and courtyards that must be moved by Monday June 10. If any belongings still remain, and you are not present to direct where they should go, the contractors will move them.  
  5. Clarification on Courtyard demolition:  Our previous e-mail re concurrent demolition to the rear patios and courtyards deserves some clarification. This courtyard work does not include boxing up the doors yet. It involves demo’ing the perimeter in preparation for the new doors & windows.  
  6. On Day 1, the courtyard tile & concrete will be sawcut 18″ from the walls.
  7. On Day 2, the tile & concrete will be jack-hammered out. This will be very noisy and dusty, and produce a lot of concrete debris. Keep all doors & windows closed. Be safe: keep away from the courtyard, workers & equipment.  
  8. Egress. With your rear doors boxed in, and the courtyard a construction site during these 2 days, please enter & exit your home through the garage door.   
  9. While you will be able to come and go through the courtyards after-hours, we strongly encourage you to keep out of them altogether until the demolition has been completed and they are cleared of all debris.  

V. 940s:  Your Cluster Meeting will be Held this week. The logistics are currently being discussed- check your e-mail.

  • This is the type of weekly e-mail you can expect now that construction will be starting in your cluster.
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Overall schedule (Sept. 10 update); emergency contact info; disclaimer [this “sticky” post stays at top: new posts below]

Here is the schedule as of Sept. 10 (older ones below for comparison):
ScheduleUpdateSept10
Aug. 16, 2013 (outdated) schedule:
SchedAug16
July 17, 2013 (outdated) schedule:
LRPscheduleUpdateJuly16
June 7 (outdated) schedule:
StonemarkScheduleUpdateJune7
Any problems should immediately be reported to Bob Landegger’s cell phone, and he will initiate correctional action: Cell (805) 705-3107. For less urgent issues you can try his email, but always cc Jacklyn as well:  bob@stonemarkcm.com, jacklyn@stonemarkcm.com.

Disclaimer: In case anyone feels that they are being defamed by things posted on this blog, I offer the following disclaimer:

  • The blog presents the opinions and impressions of individual homeowners only, and may not represent realities at the WCP leak remediation project (LRP) construction site.
  • These posts are not intended for distribution beyond those residents and guests immediately affected by the LRP.
  • The blog is accessible by invitation only. Blog admin Harold Marcuse can send invitations–contact him if you want someone else to have access.
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May 31 Stonemark Newsletter re: June 3-7

Monday, June 3 through June 7:  Anticipated Construction Activities

Access is assumed unless we hear from you otherwise.

I.     Cluster/ Units 901 through 909:   Access Required All week. 

  • Final adjustments and trim details will be started this week beginning at Unit 901 and working numerically to Unit 909.
  • Bob Landegger will double-check details after these adjustments.
  • Courtyard exterior finish detailing is ongoing.

II.  Cluster/ Units 911-916:  Access Required All week.

  • Final adjustments and trim details will be started this week beginning at Unit 901 and working numerically to Unit 909.
  • Bob Landegger will double-check details after these adjustments.
  • Carpet will be tied back down after finish trim is verified as complete and correct.
  • Address placards & exterior lights reinstallation is ongoing.

III.  Cluster/ Units 911-919:
Roof Drain Testing: Access Required 8 am to 2pm Wednesday, June 5.
Please confirm you will provide Access.

  • Final Roof Drain Testing will be performed to confirm that the joint at the roof level has been properly executed.
  • You’ve all been through this, but see below for details on the process.

IV. Cluster/ Units 921 through 928:  Access Required All Week

  • Installation of the new door & window units at the courtyards will begin at Unit 921 early in the week and proceed from there around the cluster.
  • Roofing work continues. Keep your doors & windows closed because of the dust.  Please be careful in the work areas.

V.    Cluster/ Units 931 through 938:

  • Removal and reinstallation of the deck & carport trellises has begun.
  • Please do NOT park in your carport until you see your trellis has been removed. Then you can resume parking there.
    [Harold’s note: even then, I’d avoid it–the workers use that access for their ladders, freeing up the center for vehicles. And: sawdust flies.]
  • Demolition and re-framing to the decks is ongoing.
  • Part of the deck demolition is cutting down the deck door. This requires access.  The doors will be screwed shut from the outside each evening.
  • Once the re-decking process has begun, do NOT lock the deadbolt until further notice!!
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May 28 Construction Meeting Notes

Construction Notes
Tuesday, May 28, 2013, 11am, Construction Trailer

Harold, Dorothy and Bob met at 11:10am, to 11:50.

Weep screeds. Harold still hasn’t gone out to take photos.

Schedule update. SM sent tentative schedule to all contractors last Friday, is waiting for responses and buy-in. Schedule was developed with the assistance of Underwood, with SM input.
910s: Final trim piece is being installed on a test unit. If acceptable, final completion this week. Construction dust still needs to be removed from back patios, but wait another week before putting items back in patios Ditto for things being hoisted up to upper deck. Bob has done several punch lists for the first pod. He does his own completion list (with owner input if possible) before he does a punch list with the owners, to preempt some problems. Be patient just a little bit longer…
900s: exterior plastering is ongoing, esp. color coating, through 906 should be done this week. By end of next week whole cluster may be done, with final roofing after plaster work is completed.
920s: all rear doors/windows are in, “boxing” of entry courtyards now in progress.
930s: First pod deck surfacing in progress today, demo of second pod decks started today as well (2nd week, 4th day of construction). Perhaps in 2 weeks (June 10?) boarding up of back w/d may begin.

Storage Containers: Placement of those used by residents is determined as work commences. The one in the 910s will come down very soon. Contractors’ dumpsters are sized and placed as needed.

Landscaping replacement: Redesign committee is talking with Plowboy about it, but still holding off on action.

Exterior light fixtures: Some electrical problems in the 910s are still being resolved. Cluster number panels still have to be mounted.

Door Threshold detail: If metal clips can be used, they will, otherwise (unevenness or gap to existing wood flooring) a gray-stained wood shoe is being used on inswing and fixed doors.
Door detail: some jamb plates still need to be installed.

Roof drain testing: didn’t happen, needs to be rescheduled for the 910s.

Next meeting: 6/10 won’t work, so tentatively for Wednesday June 11, 2013, 11am, to be confirmed.

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May 28 Stonemark newsletter

RE: Tuesday May 28 through May 31: Anticipated Construction Activities

Access is assumed unless we hear from you otherwise.

I. Cluster/ Units 901 through 909: Access is Required All week.

  • Interior drywall & trim detailing is just about completed.
  • Pls note that irregularities and details around the doors & windows will be addressed by the end of the whole process.
  • Bob Landegger will perform a site walk & review in order to compile a “punch list” of outstanding details still be completed.
  • For all homes: the threshold detail at the newly installed doors has been resolved and will be completed at all newly installed doors.
  • Door & Window Adjustments. It is expected that new doors or window units will require adjustment. This is ongoing.
  • Courtyard exterior finish detailing is ongoing.

 

II. Cluster/ Units 911-916: Access is Required All week.

  • Interior drywall & trim detailing punch list work is ongoing.
  • Pls note that irregularities and details around the doors & windows will be addressed by the end of the whole process.
  • Bob Landegger will perform a site walk & review in order to compile a “punch list” of outstanding details still be completed.
  • For all homes: the threshold detail at the newly installed doors has been resolved and will be completed at all newly installed doors.
  • Carpet will be tied back down by early next week.
  • Door & Window Adjustments. It is expected that new doors or window units will require adjustment. This is ongoing.
  • Address placards & exterior lights will be re-installed by the end of the week.
  • We expect that all work in this cluster will be completed by the end of next week!!

III. Cluster/ Units 921 through 928: Access Required All Week

  • All rear patio doors have been installed.
  • Most of the plywood boxes have been reinstalled in the courtyards for installation of the new door & window units there.
  • Roofing work continues. Keep your doors & windows closed because of the dust. Please be careful in the work areas.

 

IV. Cluster/ Units 931 through 938:

  • Removal and reinstallation of the deck & carport trellises has begun.
  • Please do NOT park in your carport until you see your trellis has been removed. Then you can resume parking there.
  • Demolition and re-framing to the decks is beginning this week, starting at Unit 931.
  • Access is needed to cut down the deck doors as one of the first steps. You will be notified when your unit is due for access pending the work flow.

 

Please Remember: This whole construction process is fluid especially when it is organized in an assembly-line process to be cost-efficient for the Association. The nature of an assembly-line is to keep the project moving–wherever it requires it. This means the contractors may or may not actually be working at your home on the days scheduled, or may appear only briefly.

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Cathy’s 5/17 930s Cluster Meeting notes

Work on the 930s cluster is scheduled to begin Monday May 20 with trellis removal, followed by demolition of the deck, reframing, and waterproofing.  Cars should be out of the carports by 7:30 for 1-2 weeks.  During this first phase, there will be noisy plaster removal (about 12″ around the deck door and the edges of the deck), the deck will be removed and reframed, then the trellis will be rebuilt [Harold: no, the deck trellises will not be replaced, only the patio and carport ones] in a way that does not invite leaks, and the plaster will be patched.  The bottom of the door will be cut away, with a sheet of plastic taped securely to seal the open space.  The process of waterproofing the deck involves three separate applications of a strong-smelling Tuflex coating.  Sensitive individuals can ask Bob for a warning so they can be out of the house during and after application.  Be sure to ask Bob directly, as the workers have very little control or knowledge about what they will be asked to do next.  Bob emphasized that the coating is not considered to be particularly toxic, and protective gear is not required for the workers, but some individuals are particularly sensitive.  This entire first phase is estimated to take about one month.

Phase II includes removal of the tiles around the edges of the courtyard (requiring access to the courtyard) and temporary replacement of the rear doors and tall windows with plywood (requiring brief access to the interior of the house).  Scaffolding will be installed.  Plaster will be removed around the rear doors and windows.  Gail recommends covering all furniture, and the utility room door vents, with plastic during this dusty process.  Breakable objects should be wrapped and stored safely.  There will also be work on the back patios and the low walls around patios.  A trench will be cut around back patio edges adjacent to walls and doors.  The Tuflex coating will be used on these trenches on two different occasions.  After this work on the rear of the house is completed, and the rear doors and windows are installed, the plywood will be moved to the courtyard doors and windows, including the Juliette doors.  The plaster removal and Tuflex waterproofing will proceed around the edges of the courtyard.  The second phase is also estimated to take about one month.

Phase III includes drywall repair and trim, plaster patching, plastering, Sto waterproof coating over the stucco, installation of new outdoor lights.  And probably other things I forgot to write down. [Harold: also patio concrete pouring and replacement of courtyard tile perimeter, as well as last areas of roof tiles are installed after the stucco walls they abut are finished.]

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May 14 Construction meeting notes

Harold and Bob met from 11:05am, Dorothy joined around 11:25, to 12:55.

Weep screeds. Harold and Bob discussed the weeps and whether they are blocked, and if so whether they need to be opened. Harold will have a look at these himself. If need be, they can be freed up after construction is complete.

Schedule update. Stonemark and the General Contractor have not yet come to an agreement on certain scheduling issues. Until they do, there won’t be an updated schedule, but Stonemark still hasn’t released an updated schedule. It should be ready very soon.
910s: doorbells working, courtyard tile cleaning still needs to be addressed.
900s: all w/d installed; 920s w/d install in progress and scaffolding going up
930s cluster meeting Thu. 5/16 for trellis demo start Mon. 5/20.

General order of work: Parameters: 10-12 weeks work on any given pod, from trellises off to final paint touch-up. Three phases, each about a month long:
1. trellises and upper deck and upper deck door: removed and replaced.
2. demo of patio borders and courtyard tiles, scaffold goes up, door/window demo on exterior/back side (boarded up), flashing work, reinstall; demo on interior/courtyard side, flashing work, reinstall, remove scaffolding
3. finish stucco work, roofing is completed, replace courtyard tile, interior dry wall+texture+casings.
The middle month is by far the most disruptive, the others not nearly as bad.

Landscaping replacement: The Board will be discussing this at next meeting.

Exterior light fixtures: Some have been installed in the 910s–not exciting, but “cleaner” than old.
Bulbs: Bob will do pricing so Gail can send out email with options, namely: supply own, pay for compact fluorescents on monthly Association bill, reuse the removed old ones.

Inspections. Rick has had a problem, so both Rod Jenkins (did 917-18) and Tom are doing it now.

Door Threshold detail: Inswing and fixed doors can either have a wood “shoe” ($25 per door), or a metal clip to cover the raised area, which is cheaper (ca. $7 perhaps). This is being decided. Costs will come out of contingency.

Deck surface: flat spot issue is being addressed. The surface will have 2 coats of gray, then color coat. The texture is finer than earlier repairs, but not as smooth as the last complex-wide resurfacing.

Attic vent testing/replacement protocol for owners. Bob spoke with John Woolley, explained how to do it. Existing ones like dryer vents, with flaps, can be reused.

Next meeting: not set, suggested Tuesday June 4, 2013, 11am.

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May 13 Stonemark newsletter (re: May 13-17)

Dear Homeowners,

RE: Monday May 13 through May 17: Anticipated Construction Activities 

If access if indicated as required for your home, please confirm you have received this e-mail and will provide access, or let us know your alternate plan if you will not be home.

I. Units 901 through 909: Access is Required All week. 

  1. Interior drywall & trim work which includes patching & texture will continue around newly installed doors & windows. This process generally takes about a day and has already been performed for some homes.
  2. Note: any irregularities around the doors & windows during this work will be addressed by the end of the whole process.
  3. Bob Landegger will perform a site walk & review in order to compile a “punch list” of outstanding details still be completed.
  4. For all homes: the threshold detail at the newly installed doors is under review. Pls be patient: we will inform homeowners when the issue is resolved.
  5. Door & Window Installations. If any of your doors or windows have not yet been installed, or require adjustment, expect they will be this week- this includes the Juliette.
  6. Courtyard exterior finish detailing will continue.

II. Units 911-916: Access is Required All week. 

  • Interior drywall & trim work which includes patching & texture will continue around newly installed doors & windows. This process generally takes about a day and has already been performed for some homes. 
  • Note: any irregularities around the doors & windows during this work will be addressed by the end of the whole process.
  • Bob Landegger will perform a site walk & review in order to compile a “punch list” of outstanding details still be completed.

III. Units 921 through 928: Access Required Thursday & Friday — May 16 & 17 -for Rear Patio Door work

  • The rear patio doors & windows will likely be installed Thursday or Friday

IV.Clusters/ Units 931 through 947: No access required

  • Roofing Tiles may be loaded. To be on hand for the roofers, tiles will be pre-loaded onto these buildings this week for work to the towers 
  • In the event the work crews get ahead of schedule, we will notify you of access required by placing a DoorKnocker at your home. 

Please Remember: This whole construction process is fluid especially when it is organized in an assembly-line process to be cost-efficient for the Association. The nature of an assembly-line is to keep the project moving- wherever it requires it. This means the contractors may or may not actually be working at your home on the days scheduled, or may appear only briefly. 

Don’t hesitate to call Bob or Jacklyn with any questions.

PS from Harold: The cluster meeting for the 930s will be on May 16, for an anticipated start of 930s construction on Monday May 20. 

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New vents & window boarding

Here are two photos, one showing the new OHagin vents that have been installed on our tower pyramid roofs, and one showing what the 3 tall windows look like boarded up while the framing is prepared for the new windows.ImageImage

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