Shumway Condominiums
Construction / Remodel Archive
August 25, 2004 - 7:00 AM Status Meeting (held in building B garage) :
(Pictures)
Brad Kelln, Project Superintendent / McBride Construction Resources (MCR)/ conducted the meeting. Mr. Kelln’s report follows:
- Building A, B & H: (96% complete)
- A couple more guest parking stalls are targeted to become available late next week,
- Stucco base coat and mess is being applied to vents on roof,
- New skylights will go in after all other work on the roof has been completed,
- Heavy rain on Saturday night caused the leak in the B garage to increase water flow. Considerable discussion was about what it will take to stop the leak. We know the water source is external (i.e., not a water pipe leak from inside the building), but we don’t know why it suddenly began leaking now, and not before the construction began. The leak appears to be particularly hard to repair due to the building’s overhang (12 feet) directly over the garage leak. Quite a bit of hand digging and tunneling may be involved. Jan Bredal, Pacific Engineering Technologies, will look at the master drawings and try to determine the water source and formulate a correction.
- Building C:
- Hand rail painting is still at 95%.
- Punch list items are in work.
- Air Conditioning units will be checked as part of the punch list. One unit has indicated their A/C is not working.
- Building D:
- Finish stucco coat is 100% complete.
- Installation of roof coping is 100%
- Caulking around windows and doors is 100%
- Building G:
- One deck surface needs more detail scraping and repair. The original deck slope was incorrect and needed to be re-formed. Scaffolding removal is being held up primarily because of this one deck.
- Stucco finish coat application is 95% complete. It will not be 100% until after the scaffolding comes down.
- Sealant removal is 100%.
- Scaffolding removal is expected sometime next week.
- Building E:
- Scaffolding installation on building E is 85% complete.
- Encapsulation should begin Thursday this week.
- Building F:
- Stucco removal is 95% complete. Some cedar siding and flashings are yet to come down.
- Stucco paper and lath is being installed already – 70% complete.
- Good news… only two minor water damage areas have been found so far, which means the repair cycle should not be as long as some of the previous buildings.
To view Mr. Kelln’s handout and notes(click
here)
Additional points:
- Construction History - As a matter of curiosity, Jan Bredal, Pacific Engineering Technologies, and Brad Kelln, McBride Construction Resources asked about the history of construction. Joel Benoliel, B-303, described the sequence as Building A, B and H were originally called Phase I and Murray Franklin Construction hired Raffin Construction to be the prime contractor. As they moved to building C (Phase II) Murray Franklin decided to act as prime contractor themselves, working on buildings C, D, G, F and E (in that order). A scale model of the total construction project was constructed to assist sales. Ken Johnson, H-203, salvaged the model and it is currently housed in the owners association office (B garage, next to elevator).
August 18, 2004 - 7:00 AM Status Meeting (held in building B garage) :
(Pictures)
Brad Kelln, Project Superintendent / McBride Construction Resources (MCR)/ conducted the meeting. Mr. Kelln’s report follows:
- Building A, B & H:
- Roof vents are 100% installed. One vent, which was particularly noisy on the B building, has been reinstalled correctly.
- New skylights will go in after all other work on the roof has been completed. Stucco application and some flashings need to be re-installed during the next week.
- EGE continues to work on sun shades. They are down to one unit in the A building.
- Last week a plumber determined the water leak in the north end of the A/B garage is not originating from the building (domestic) water supply. A broken sprinkler facet between the B and C buildings appears to be the source. It was repaired and the water is slowly drying up in the garage.
- Mr. Kelln was asked to look at freeing up some more guest parking stalls, as the work crews move up toward the E & F Buildings. More at the next meeting.
- Water dripping on some cars in the A & B building garage is most likely from the water supply pipe feeding the first floor common area planters. They have been temporarily capped off while the Shumway Landscape Committee decides if live or artificial plants will be reinstalled. Sometimes the temporary caps loosen up and begin to leak. McBride will look at them if you mention it to your building representatives.
- Building C:
- A preliminary punch list was developed for remaining work items. Ken Johnson reported that the walk though went well and fewer items were found than on previous buildings (i.e., A, B & H).
- Hand rail painting is 95%
- Building D:
- Finish stucco coat is 95% complete.
- Appication of private deck coating - 100%
- Installation of roof coping is 10%
- Caulking around windows and doors is 60%
- Building G:
- Stucco finish coat application is 90% complete. It will not be 100% until after the scaffolding comes down.
- Sealant removal is 75%.
- Application of private deck coating is 90% complete.
- Building E:
- Scaffolding installation on building E is 20% complete.
- More scaffolding will become available as soon as the D building scaffolding is removed.
- Building F:
- Scaffolding installation on building E is 100% complete.
- Encapsulation will be 100% today.
- Stucco removal crews began work before encapsulation was complete and are already 65%.
To view Mr. Kelln’s handout and notes(click
here)
Additional points:
- Neighbor Complaint - A complaint was received by the City of Kirkland from a neighboring building behind building F & G concerning stucco demolition work being performed before it was fully encapsulated. Dust and debris were the concern. The city inspector and McBride Construction could not find any evidence of debris, plus the building will soon be encapsulated, so no action will be required at this time.
(NOTE: If they think it’s bad where they are… they should see it from the inside.)
- Sunshades - A letter
was received from McBride Construction Resources concerning owners wishing to install sunshades on the extreme outer edge of their sun deck (i.e., where there is a roof overhang completely covering a personal deck). The Shumway Owners Association Board had asked McBride for an impact statement concerning stucco warranty if holes were drilled for electrical connections. McBride’s response was, basically, that they can not warrantee any new shades added to the outside edge of decks (above the railings) unless the stucco is removed and reapplied properly. Previously, the Board has taken the position that electrical wires can not be exposed or visible form the public or common areas. This letter has the effect of totally disallowing new sunshades to be installed on outside edges of decks. Existing installations are pre-approved because McBride Construction has included them in the re-construction specification.
NOTE: In the case of buildings E & F, where the stucco is currently in the process of being removed, this would be your last chance to consider sunshades attached to the outer pillars at the edge of your deck.
August 11, 2004 - 7:00 AM Status Meeting (held in building B garage) :
(Pictures)
Brad Kelln, Project Superintendent / McBride Construction Resources (MCR)/ conducted the meeting. Mr. Kelln’s report follows:
- Building A, B & H: (Punch list is 95% complete)
- The final deck coating in the A/B Plaza is complete.
- Roof vents are installed, but one vent is particularly noisy on the B building. It will be inspected today and correction identified. Stucco applications in some areas on the roof are next, with new sky lights to follow.
- EGE continues to work on sun shade re-installs. Two units (one in A and one in B building) are not finished.
- A plumber determined the water leakage in the north end of the A/B garage is not originating from the building (domestic) supply. A broken sprinkler system facet may be the source. Work continues on this issue.
- Building C:
- Scaffolding had be removed and transferred to F building. First floor finish work on building C is proceeding.
- Owners will be given a punch list form to fill out in the next week as well. Anything you feel needs to be repaired which was caused by the construction activity should be listed on the form and returned to the McBride Construction trailer located near the 5th Avenue entrance.
- Hand rail painting is 100%
- Roof flashings are 100%.
- Building D:
- Finish stucco coat is 95% complete.
- Deck coating - 80%
- Scaffolding removal is expected in another week. They are developing a punch list this week of external items to be fixed before scaffolding comes down.
- Building G:
- Stucco finish coat application is 90% complete.
- Sealant removal is 75%.
- Building E & F:
- Scaffolding installation on building F is 90% complete. Building E is 15% complete.
To view Mr. Kelln’s handout and notes(click
here)
Additional points:
- Nothing new was discussed on warranty items or Association issues.
August 4, 2004 - 7:00 AM Status Meeting (held in building B garage) :
Brad Kelln, Project Superintendent / McBride Construction Resources (MCR)/ conducted the meeting. Mr. Kelln’s report follows:
Additional points:
- Owners Meeting Tonight - An informal status meeting and discussion will be held tonight (August 4th), 7 PM at the Houghton Fire Station 22, located at 6602 – 108th Ave NE. Update on the construction schedule, financing and general Q & A will be on the agenda. Directions and a formal notice were mailed to all owners last week.
- Substantial Completion for A, B & H - The Construction Committee was asked by McBride Construction to establish a date for “substantial completion” of A, B & H. This is mostly a legal requirement related to picking a date where the warranty period would begin. Punch list items still need to be finished, but it was pointed out the beneficial occupancy began some time ago for most owners and we should consider starting the warranty period. The committee indicated that in fact the building was not considered fully useable until the Plaza area in A/B building had been resurfaced. With that area about to reopened, it was agreed that August 1st would most likely be the appropriate date. A letter so stating, for Shumway Board approval, will be developed by Jan Prindal, Pacific Engineering Technologies.
- Decks - With shared common areas (e.g., condo decks) becoming usable again, owners are reminded not to let flowered pots, water fountains or anything containing water sit directly on the deck surface for long periods of time. The surface material can easily break down and become damaged.
- Sun Shades - With new stucco it is also important that owners desirous of installing new sun shades notify the Association President, Ken Johnson first. If holes are drilled in the stucco improperly or electrical lines are visible, it could either void the HOA 5 year stucco warranty or violate the Shumway Bylaws. How the work is performed and how it looks (aesthetically) from the street is of concern to the Association Board due to past problems with some vendors.
July 28, 2004 - 7:00 AM Status Meeting (held in building B garage) :
Brad Kelln, Project Superintendent / McBride Construction Resources (MCR)/ conducted the meeting. Mr. Kelln’s report follows:
- Building A, B & H: (Punch list is 95% complete)
- Final deck coating will be applied to the common plaza area this week. Owners are asked to stay out of the plaza until Sunday. (See notice)
- Progress is being made on the roof vent issues. Olympic Mechanical is fabricating vents and installing them now. Some questions as to scope of work still remain but should be answered this week.
- Once the roof vents are installed final skylight installation will begin for top floor units.
- EGE will be on site again next Wednesday to finish the two remaining sun shade re-installs. Ordering parts has caused some work delays.
- Water leakage in the north end of the A/B garage is being investigated. Water appeared suddenly last week and has no apparent origin. A condo water line fracture is currently being looked at as the possible cause.
- Building C:
- Scaffolding is being removed today, and moved to building F. First floor finish work on building C is able to proceed once scaffolding is out of the way.
- A preliminary punch list of remaining items was developed last Friday and assigned to workers.
- Sealant installation is 95%.
- Hand rail painting is 95%.
- Building D:
- Finish stucco coat is 95% complete.
- Deck coating - 20%
- Vertical cedar siding reinstalled – 80%
- Final stucco painting, plus deck railing and window trim painting will all begin next week.
- Scaffolding removal is expected in about 2 weeks.
- Building G:
- Stucco base coat and mesh is 45% complete.
- Sealant removal is 60% complete.
- Scaffolding removal is expected in about 4 to 5 weeks.
- Building E & F:
- As scaffolding is removed from building C, it will be moved to building F. Scaffolding from building D will subsequently go to E.
- Mr. Kelln speculated that if little or no water damage is discovered as they pull stucco off, the work should progress very quickly, with MCR finishing up by the end of October.
To view Mr. Kelln’s handout and notes(click
here)
Additional points:
- Ants - Some owners present at the meeting reported small ants were creating a problem for building E and F. Various alternatives were discussed and it was thought best that CDC Management Services should be contacted. An exterminator will most likely be called.
- Sun Shades - With new stucco it is important that owners desirous of installing new sun shades notify the Association President, Ken Johnson first. If holes are drilled in the stucco improperly it could void the HOA warranty. How the work is performed is of concern to the Association Board due to past problems with some vendors.
July 21, 2004 - 7:00 AM Status Meeting (held in building B garage) :
(Pictures)
Rick Meliza, Project Manager / McBride Construction Resources (MCR)/ conducted the meeting for Brad Kelln while he is on vacation. Mark’s report follows:
- Building A, B & H: (Punch list is 95% complete)
- Stucco paint “overspray” still in work. The test panel used a paint color that did not match and will need to be redone.
- All but 4 remaining screen doors have been installed. If you are missing a screen door you should call Brink Evans (Foreman) at 206-828-7171 to schedule the replacement.
- Sun shade issues are still in work. Next work will be performed on Friday.
- Roof completion should begin soon. Final vent configuration to reduce noise was made and work has begun replacing and repairing vents and fans. Clothes dryer vents on inside, ground level units are of concern and will need to be inspected periodically for cleaning. An inspection schedule will be developed over the next few months as we learn more about the venting performance.
- Building C:
- Unwrap will begin today around the top edges. Scaffolding should come down next week.
- Installation of cedar siding and stain is 100% complete.
- Sealant installation is 90%.
- Hand rail painting will begin today.
- Deck coating is 100%.
- Punch list is being developed this week or next.
- Building D:
- Stucco base and mesh application is 100%.
- Finish stucco coat is 50%
- Deck coating metals 20%
- Vertical cedar siding reinstalled – 10%
- Building G:
- Pressure washing of existing panels is underway today in preparation for final stucco coat.
- Scratch coat of stucco should be 100% by Thursday.
- Sealant removal is 10% complete.
To view Mr. Meliza’s handout and notes(click
here)
Additional points:
- Schedule status – Removal of white tenting should begin today on building C. Scaffolding will begin to come down next week and be moved to building F. Building E to follow.
- A Kirkland public hearing on a re-zone request is scheduled for July 22nd (7:00PM) at City Hall (Notice). The city is discussing the rezone of property located directly behind our complex on State street, which if approved, will double the occupancy rate we currently enjoy, raising several quality of life issues for the area (i.e., noise, traffic, proximity, etc.). Some Shumway owners have filed a petition, objecting to the change. Your attendance at the meeting is encouraged.
- The Shumway Landscape committee met following the construction update to discuss common area plantings. A test of what they have in mind will be conducted in the A building atrium over the next few weeks. Owners are invited to comment.
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