Vista del Cañon Newsletter May 2002

Transcription

1 Vista del Cañon Newsletter May 2002 ROOFING SCHEDULE New flat roof installation is now underway for buildings in retrofit Phases 3-8. Phases 1 and 2 have already had new flat roofs installed. Rite-Way Roofing plans to do the work according to the following schedule, in this approximate building order: April 10th - May 17th -28 working days 18858, 18860, 18856, 18862, 18864, 18850, May 18th - July 9th -35 working days 18848, 18846, 18838, 18840, 18836, 18834, 18832, 18842, 18844, July 10th - August 26th -34 working days 18816, 18830, 18818, 18828, 18820, 18826, 18822, August 27th - October 15th -34 working days 18734, 18744, 18736, 18742, 18738, 18740, 18728, 18726, 18722, October 16th - November 29th -34 working days 18714, 18716, 18712, 18702, 18710, 18704, 18708, This schedule is, of course, subject to change, as with all construction, depending on weather, building inspectors, and discoveries of any extra repair work that is needed beyond what is known now. Residents do not need be at home while their new roofs are being installed. The work will be done entirely on the outside of the building. There may be a very small amount of debris fragments that fall into some patios or balcony decks. Residents can place lightweight plastic tarp covers to protect anything on their patios or balcony decks to provide sufficient protection. The roofers begin their process by removing the top layer of the old roof and hauling it away in their dump truck. This step is called tear off, but that doesn t mean that upstairs bedrooms or bathrooms in anyone s home will be exposed to the sky. The roofers next install the three layers of the new roof, allowing drying time between each layer s application. The early summer we are having should help speed this drying time. The thermolastic material for each layer is pumped up onto the roof from a truck. The final coating of the roof is Energy Star-rated white elastomeric. While working in each phase, the roofers must park their trucks at different locations around the buildings, but will move them out of the way quickly at any time that a resident needs access in or out of their garage. On weekends, Rite-Way will not be doing any hauling-away of tear off debris, or delivery of materials. The G and H units have lift-up door hatches in their closets providing access to their roofs for air conditioner servicing. Just like in Phases 1 and 2, these hatches will be removed by the roofers while the new roofs are being installed, and the hatches will be immediately sealed with nailed-down plywood and plastic tarp so that no roofing debris will get in. Hatches will be reinstalled after the roofs are done. In most cases, air conditioners will not have to be removed from the roofs in order to do the work; they will just be disconnected for a couple of hours one time. If the condition of the old roof requires longer disconnection, residents will be notified as soon as that is determined. Contractors always find that the [continued on page 2] 1

2 [continued from page 1] quickest way to leave notice when residents aren t home is to tape the notices to front doors or staple to garage doors, so residents should watch for such notices every day even though follow up letters or phone calls are being made. The roofers will be working Monday Friday from 8 a.m. to 6 p.m. at the latest, and Saturday from 9 a.m. to 5 p.m. at the latest. This will add some weekend noise, but working on Saturdays will also help them finish with each of our buildings sooner. In emergencies, Rite-Way can be contacted by phone at ELASTOMERIC The Association s construction manager has recommended the application of elastomeric paint as the best choice for repairing and resurfacing the stucco on all of our buildings. Elastomeric is a thick, waterproof paint that is being used more and more commonly to resurface stucco on both residential and commercial buildings. Many homeowners associations have used it very successfully to renew their building s exteriors. A few of the many locations we have been referenced to that have used the same type of elastomeric proposed for Vista del Cañon include: Village on the Green, Wood Ranch, Simi Valley; Warner Pointe, Clarendon Street, Woodland Hills; Pacific Alcott HOA, 8559 Alcott Street, Los Angeles; Wilshire Holmby Condominiums, Wilshire Blvd; Holiday Inn Towers, Burbank; Shrine Auditorium, Los Angeles and the Huntington Library, San Marino. The Construction Committee and the Board have evaluated many alternatives to elastomeric. The cost of removing all old stucco, repairing all window flashing, and applying new stucco to all the buildings is many times more than what we have available in our construction repair budget. The cost of re-doing the stucco on only those buildings with window and stucco leaks would not leave enough in the budget for resurfacing or even just waterproofing and painting the remaining buildings. Patching stucco, applying a clear waterproof spray and just doing a basic painting of all buildings would also cost more than applying elastomeric because of the labor needed for the different processes. Moreover, typical waterproofing sealants only offer 5 year warranties, versus 10 years on elastomeric at comparable prices. The Board has sought advice on the choice of elastomeric not only from its construction manager, and its Construction Committee, but also from homeowners here at Vista del Cañon who have worked for many years in construction management and in the business of resurfacing residential stucco buildings with various materials including elastomeric, waterproofing sealants and paint. They also recommend elastomeric as the most cost-efficient, low maintenance solution. 2

3 PARKING, PARKING, PARKING No, the title of this article is not a misprint. Vista del Cañon is implementing interior permit parking, for which two kinds of permits have been issued- interior and guest. There is also a third type of parkingtemporary construction parking, for which a separate permit is issued. Signage for all parking areas requiring permits is almost completely installed at the time of writing this article. The different permits are illustrated below: The first permit, at the left, is an interior parking permit, allowing parking from 5 p.m. to 5 a.m. in any parking space on the interior of the property from the horseshoe except temporary construction parking spaces. The permit in the center is a guest parking permit which allows guests to park from 5 p.m. to 5 a.m. in interior spaces except for those designated for construction parking. The third permit, at the far right, is a construction parking permit, allowing parking from 5 p.m. to 5 a.m. in temporary construction parking spaces, and in any other interior spaces. No permits are required for parking in interior spaces from 5 a.m. to 5 p.m. As the Association now begins enforcement, courtesy notices will be issued to vehicles which do not have the appropriate permits for the spaces in which they are parked. This will give vehicle owners an opportunity to become familiar with the layout of the parking spaces and the specifics of the policy. We urge all residents and their visitors to take these notices seriously, so that very little towing of improperlyparked vehicles will be necessary. Anyone who is interested in joining the Parking Committee to help implement the policy should contact our Property Manager and let her know. Successful enforcement will require homeowner participation, it cannot be left only to our security service. 3

4 NINETY PERCENT!! Astoundingly enough, exactly 90% of all front doors at Vista del Cañon were painted during the days originally scheduled by our painters. After two subsequent inspections, only 35 doors were found to still need painting because homeowners could not be available on the originally appointed days. On the painters return visits of April 5 th and 6 th, we have been told that all but 6 of those 35 remaining doors were painted. Vista del Cañon has never had such a high participation rate in any other activity. We thank every homeowner and resident for their cooperation and sacrifice in making this possible. Notice of specific door painting dates was often delayed in the mail, or in the mailing. Homeowners then had to take time off from their jobs, and from their busy lives, on very short notice, to stay home and provide the needed access. We have all waited a long time for our doors to be repainted, and now, except for six more, who will be contacted again, it is all done. Treasurer s Trove As of March 31, 2002, the following amounts were in the Association s funds: Cash Operating: $ Cash Reserves: $387, Defect/Earthquake Accounts: $2,246, Total Cash: $2,633, Board of Directors Ken Greaves, President Dennis Booker, Vice President Carla Garcia, Secretary Marla Adams, Treasurer Jim Reedy, Member-at-Large FREE ALARM SYSTEMS Our security service is offering to provide and install free alarm systems for our homes and garages for every homeowner who signs up for a two year service contract. Their monthly alarm monitoring fee is $ At the end of the two year period, the homeowner would own the alarm system. Please contact Maxwell Security at (661) for more information. 4

5 HELPFUL CONTACTS Property Management Security Tiffany Barron, Managing Agent Maxwell Security Services, Inc Ross Morgan & Company, Inc. For reporting disturbances, vandalism, Magnolia Blvd, Suite 212 parking enforcement, etc Sherman Oaks, CA Ext. 201 (Tiffany) Construction Hotline Most questions, comments and concerns For all construction-related questions Ext. 811 (Emergency Line) After-hours Construction Manager- Bethco Builders emergencies, including damaged utilities, Office plumbing, safety hazards, etc. Onsite Trailer Emergency Services Dial 911 for all emergencies, including fire and medical. 5