1350 Ala Moana Pipe Replacement Project. Owners Stack Forum 1350 Ala Moana June 7, 2012

Transcription

1 1350 Ala Mana Pipe Replacement Prject Owners Stack Frum 1350 Ala Mana June 7, 2012

2 Allana Buick & Bers, Inc. Architectural-Engineering firm Established in Years Multi-disciplined Architects Structural Engineers Mechanical Engineers Electrical Engineers Civil Engineers Building Envelpe Experts Slar Cnsultants Cnstructin Administratrs Prject Managers Over 110 Emplyees 9 Offices Pal Alt, Sacrament, Ls Angeles, San Dieg Las Vegas, Seattle, New Yrk Hnlulu, Lahaina (Maui) AFTER Pal Alt Ocean View Center, Hnlulu

3 1350 Ala Mana Prject Team ABB Designers/Engineers Cnstructin Managers (Advisr) Richard Furst, Assc. AIA Design Cnsultant / Prject Cnstructin Manager Architectural and Cnstructin Backgrund Remedial Je Higgins, P.E. Licensed Mechanical Engineer New and Years f plumbing and mechanical experience as a designer and n the cnstructin side. 3

4 Sagewater / Phenix Renvatin Crp. Plumbing specialty cntractr Established in Years The natin's pipe replacement experts Over 250 Emplyees One Call Repipe is a turnkey slutin, encmpassing all the wrk necessary t cmplete the prject, including precise drywall cuts, plumbing, pipe insulatin, drywall/plaster repair, painting and prfessinal prject management Licensed, insured and bnded natinwide AFTER

5 1350 Ala Mana Prject Team Sagewater General Cntractr / Plumbing Cntractr Specializing in replacement f plumbing systems in ccupied buildings Miguel Rentas Hawaii Divisin Manager Brendan Trail Senir Prject Manager Ralph Nishimura Master Plumber Givanni Camus Drywall / Finish RME 5

6 Basic Overview f Plumbing System Descriptin f Existing Systems: Drain / Waste / Vent (DWV) Dmestic Water Supply Rain Leaders All lcated within firerated plumbing shafts that extend thrugh each apartment unit in entire building 6

7 Typical Flr Plan & Chases Thirty-ne plumbing shafts thrughut the building, extending frm 3 rd flr thrugh rf Typically 2-3 per apartment unit 7

8 Basic Prject Objectives Replacement f existing plumbing piping and defective cmpnents Plumbing chase repairs: Fire-rated drywall assembly Hazard remval / cde deficiency crrectin Damaged / defective wallbard Dryer vents Electrical cmpnents 8

9 Prject Scpe f Wrk What is included in the repair scpe? All DWV and rain leader piping in plumbing chase DWV piping in unit up t, but nt including, fixtures Replacement f remved tilet with lw-flw fixture (as required by plumbing cde) Plumbing accessries in unit (i.e. washer bx, tub/shwer drain & verflw pipes, unit islatin valves n bathrm stack nly) Repair f fire-rated wall assembly Remval f electrical and fire hazards 9

10 Aging plumbing systems Building is apprx. 44 years ld Nrmal lifespan f cast irn and cpper piping in Hawaii is abut years Material is failing due t nrmal 10

11 Lng terms csts f cntinued repairs and leak mitigatin is mre than replacement 11

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16 Histry f imprper repairs and renvatins have resulted in degradatin f plumbing chase firerated wall assembly 16

17 Deficiencies in fire-rated plumbing chase wall assembly are mre extensive than riginally anticipated Many defects due t individual unit wner renvatins Csts f such wrk will be charged back t individual unit wner Other related defects are still being evaluated Engineer and Cntractr are wrking t develp effective slutins t these typical cnditins 17

18 Fire-rated Wall Deficiencies Repairs t fire rated wall assembly may include installatin f new fire rated wall t enclse defective cnditins 18

19 Fire hazards that exist within the plumbing chases need t be mitigated Unsafe electrical cmpnents Imprper wiring 19

20 Electrical hazards due t unit wner renvatins may extend utside f plumbing prject wrk areas Cntractr des crrect cnditins within prject wrk areas Csts f such wrk will be charged back t individual unit wner Electrical defects that extend utside f prject wrk areas will be dcumented and unit wner will be ntified Unit wner will be required t crrect these issues within an alltted amunt f time 20

21 Electrical Deficiencies Imprper wiring r un-jacketed wiring were fund assciated with individual unit renvatins 21

22 Cnstructin Prcess Pre-cnstructin survey and preparatin Identify pre-existing damages Same persn must be present at pst cnstructin inspectin Prtectin f unit Plastic, plastic, plastic! Hazardus materials abatement wrk Must be perfrmed by licensed envirnmental subcntractr Islate wrk areas t cntain friable material Remval f all asbests cntaining materials (ACM) frm unit prir t remaining wrk 22

23 Cnstructin Prcess Unit Wrk Zne Map shws areas where wrk will ccur in yur unit 23

24 Cnstructin Prcess Prtectin f unit Plastic, plastic, plastic! 24

25 Cnstructin Prcess Asbests abatement wrk Islate wrk areas t cntain friable material Remval f all ACM frm unit prir t remaining wrk 25

26 Cnstructin Prcess Access t plumbing chases: Kitchen: Thrugh cmmn hallway whenever pssible Cntractr may have t remve and reinstall kitchen cunters and cabinets in ne unit in each shared stack lcatin (in 05/07 and 09/11 unit types) as well as in 03 and 04 unit types Bathrm / Laundry: Vanity sink and tilet will be remved and reinstalled in ne bathrm (same rm as laundry) Washer, dryer, and laundry sink will be remved and reinstalled Cntractr will attempt t have ne bathrm and kitchen functinal at the end f each wrk day 26

27 Cnstructin Prcess Kitchen access Thrugh cmmn hallway whenever pssible Will still have t perfrm sme wrk inside each unit kitchen t make cnnectins 27

28 Cnstructin Prcess Kitchen access Cabinets and cuntertp at stve area may be remved in specific units (in 05/07, 09/11, 03, and 04 unit types) All remved cabinetry will be reinstalled t precnstructin cnditin 28

29 Cnstructin Prcess Bathrm access Vanity sink and tilet will be remved in ne bathrm 29

30 Cnstructin Prcess Laundry access Washer, dryer, and laundry sink will be remved 30

31 Cnstructin Prcess Plumbing Wrk Wrk in chases is hazardus Fall prtectin and PPE must be used 31

32 Cnstructin Prcess Plumbing Wrk New pipe supprts are being installed t meet revised seismic Cde requirements, as well as t prevent pipe frm falling dwn the chase and causing damage t persns r materials belw 32

33 Cnstructin Prcess Plumbing accessries Unit islatin ball valves t shut ff service t each unit (in bathrm) In case f leak, system can be islated mre quickly Individual unit renvatins can be made withut affecting all the units in a stack New washer supply and drain bx Replacement f defective materials in supply system 33

34 Cnstructin Prcess Firestpping Wrk Pipe penetratins must be sealed Varius deficiencies addressed by firestpping cntractr Deficiencies frm riginal cnstructin Deficiencies frm new wrk Deficiencies frm unit renvatins 34

35 Cnstructin Prcess Finish Repair Wrk Drywall & Paint: Custm paint clrs k Custm wall finishes nt included Cleanup: Daily cleanup in unit will be basic Vacuum & light dusting f wrk areas nly Cleanup at cmpletin f wrk in unit will be mre thrugh Vacuum, dusting, wipe dwn f all surfaces in wrk areas 35

36 Cnstructin Prcess Finish Repair Wrk Drywall & Paint 36

37 Cnstructin Prcess Clseut Prcedures Punchlist & crrectin f wrk: CM punchlist & crrectins Architect / CM and Cntractr attend Owner final walk and apprvals Owner (r authrized agent), CM and Cntractr attend One and nly pprtunity fr crrectin f aesthetic defects Once cmpleted, repair team will nt be returning t unit Warranty service Cntract warranty is Five (5) years frm date f Substantial Cmpletin fr labr and materials installed 37

38 Remember, it is a cnstructin Nise Mess Sme level f incnvenience But the Cntractr and CM will wrk tgether with General Manager, Directrs, and staff t minimize these factrs 38

39 Critical Success Factrs Cmmunicatin is the Key t a Successful Prject Cmmunicatin between: Unit Owners BOD/1350 Management BOD - CM CM Cntractr Cntractr Subcntractrs Cmmunicatin f: Schedule Shutdwns Prgress Changes 39

40 Prject Csts The Prject budget belw includes all csts incurred t date and prjected thrugh cmpletin f the wrk. 40

41 Prject Csts The Prject Cst Basis belw indicates the csts fr the vairus scpes f wrk, apprved alternates, and allwances. 41

42 Prject Csts Several unfreseen cnditins were identified during initial stages f cnstructin that led t increases in the verall cst f the prject: Size f penings required t access plumbing was larger than riginally anticipated Mre drywall t be remved and replaced Presence f asbests in walls and ceilings was previusly excluded frm cntractr pricing Additinal cst fr hazardus materials subcntractr Additinal cst fr nt being able t reuse existing drywall Seismic pipe supprt bracing Existing pipe supprts are insufficient and unusable Washing machine bxes Crrsin n valves likely cause fr leaks Firestpping and fire-wall deficiencies Much mre widespread than riginally anticipated 42

43 Size f Openings t Access Plumbing Entire wall required remval, rather than single pening ver tilet, t access plumbing shafts 43

44 Asbests Abatement Wrk Asbests abatement wrk requires licensed specialty subcntractr, as well as replacement with apprximately 500 square feet f new drywall material per unit 44

45 Pipe Seismic Supprt / Bracing New pipe supprts are required t meet revised seismic Cde requirements, which were nt anticipated in preliminary cnstructin budget estimates frm the cntractr 45

46 Crrded Washing Machine Supply Fasteners used t attach the washer valve t the drywall in the riginal cnstructin appear t have caused galvanic crrsin f the entire washer valve and adjacent supply piping, which must be replaced. 46

47 Fire-rated Wall Deficiencies Repairs t deficiencies in fire rated wall assembly were much mre extensive than riginally anticipated 47

48 Prject Csts Original budget estimate frm cntractr did nt include csts fr these unfreseen cnditins: Size f penings required t access plumbing was larger than riginally anticipated ~ $600,000 Presence f asbests in walls and ceilings ~ $850,000 Seismic pipe supprt bracing ~ $1,350,000 Washing machine bxes ~ $107,000 Firestpping and fire-wall deficiencies ~ $1,255,000 Estimated additinal csts fr unfreseen cnditins: ~ $4,162,000 48

49 Prject Csts Owner vs. AOAO Accrding t the AOAO Bylaws, items lcated within each individual apartment unit are cnsidered t be the respnsibility f the unit wner, while items lcated between adjacent apartments are cnsidered t be the respnsibility f the AOAO. Owner Respnsibility All plumbing wrk in bathrm / laundry frm riser t each fixture All drywall wrk in bathrm / laundry including ACM abatement and new drywall installatin All firestpping wrk in bathrm / laundry AOAO Respnsibility All plumbing, drywall, and firestpping wrk in kitchen All wrk in cmmn areas (i.e. lbby, strage, rf, etc.) Architectural / Engineering / Cnstructin Manager fees Installatin f new washer bx 49

50 Prject Csts Owner vs. AOAO Belw are the csts f the varius Owner items: Owner Respnsibility All plumbing wrk in bathrm / laundry frm riser t each fixture All drywall wrk in bathrm / laundry including ACM abatement and new drywall installatin All firestpping wrk in bathrm / laundry $637,165 $2,050,000 $653,050 Csts Installatin f new washer bx $106,492 Ttal ptential csts assciated with Owner expenses: $3,446,707 50

51 Prject Csts Unit Deficiencies Unit Owners are als respnsible fr the csts f any additinal wrk required in their units as a result f existing cde deficiencies r hazards uncvered during the prcess f cmpleting the prject scpe f wrk. These csts will be tracked per unit and charged back t the unit wners at the cnclusin f wrk in each unit. Csts fr such additinal wrk s far range frm $80 - $5,000 per unit, depending n the severity f the defects. 51

52 MAHALO!