Construction Update (02/09/2026
| update_as_of_26.2.9.docx |
Construction Update (02/02/2026)
| update_as_of_26.2.2.docx |
Catwalk Update (01/28/2026)
| update_as_of_26.1.28.docx |
Construction Update (01/26/2026)
| update_as_of_26.1.26.docx |
Construction Update (01/19/2026)
| update_as_of_26.1.19.docx |
Images below are from January 20, 2026 and courtesy of Ken Long
2nd Floor Catwalk Update (01/14/2026)
Friday January 16, 2026
The 2nd floor north catwalk will be closed from 8:30am - 4:30pm
We are going to begin the process of waterproofing and installing the railing on the 2nd Floor of the North Catwalks. Normally this would require us to close each catwalk for a week to get the project completed. However we are going to try to just shut the catwalk down during business hours 8:30 AM to 4:30 PM. You will need to leave the condo by 8:30 AM and not return to the condo until after 4:30 PM or you will need to stay inside the condo for the entire day until 4:30 PM. There are bathrooms on the 1st floor and the Tiki Hut available to use for a picnic lunch. We realize this is inconvenient, but it is better than closing the catwalk for a week.
The waterproofing process requires 2 coats – a base coat and a final coat. The 2nd floor catwalk is scheduled to have the base coat of waterproofing applied on Friday January 16, 2026. The base coat requires 4 hours to cure after installation and no one will be allowed to walk on it during the installation or during the curing period. As such, we have made arrangements with the painting contractor to apply the base coat beginning at 8:30 AM and to cover the entire catwalk in 4 hours or less. We will let it cure for an additional 4 hours so by 4:30 PM the catwalk can be reopened and walked on, but very carefully. NO rolling suitcases and NO carts will be allowed for 5 days. Ladies, please avoid high heels during this period.
Once the base coat of the waterproofing is cured, the railing can be installed. We are going to try to complete the railing the same way so that the catwalk will only be closed during working hours. After the railing is installed, the 2nd coat of waterproofing will be applied and the catwalk will be closed during business hours as well. The painters will finish with touching up work on the entire balcony at a later date.
We will be sending emails as the progress continues so you will know what days the catwalk will be closed again.
Thank you for your cooperation. It is greatly appreciated.
JBVA Board of Directors
The 2nd floor north catwalk will be closed from 8:30am - 4:30pm
We are going to begin the process of waterproofing and installing the railing on the 2nd Floor of the North Catwalks. Normally this would require us to close each catwalk for a week to get the project completed. However we are going to try to just shut the catwalk down during business hours 8:30 AM to 4:30 PM. You will need to leave the condo by 8:30 AM and not return to the condo until after 4:30 PM or you will need to stay inside the condo for the entire day until 4:30 PM. There are bathrooms on the 1st floor and the Tiki Hut available to use for a picnic lunch. We realize this is inconvenient, but it is better than closing the catwalk for a week.
The waterproofing process requires 2 coats – a base coat and a final coat. The 2nd floor catwalk is scheduled to have the base coat of waterproofing applied on Friday January 16, 2026. The base coat requires 4 hours to cure after installation and no one will be allowed to walk on it during the installation or during the curing period. As such, we have made arrangements with the painting contractor to apply the base coat beginning at 8:30 AM and to cover the entire catwalk in 4 hours or less. We will let it cure for an additional 4 hours so by 4:30 PM the catwalk can be reopened and walked on, but very carefully. NO rolling suitcases and NO carts will be allowed for 5 days. Ladies, please avoid high heels during this period.
Once the base coat of the waterproofing is cured, the railing can be installed. We are going to try to complete the railing the same way so that the catwalk will only be closed during working hours. After the railing is installed, the 2nd coat of waterproofing will be applied and the catwalk will be closed during business hours as well. The painters will finish with touching up work on the entire balcony at a later date.
We will be sending emails as the progress continues so you will know what days the catwalk will be closed again.
Thank you for your cooperation. It is greatly appreciated.
JBVA Board of Directors
Construction Update (01/12/2026)
| update_as_of_25.1.12.docx |
5th Floor Catwalk Update (01/08/2026)
We are going to begin the process of waterproofing and installing the railing on the North Catwalks. Normally this would require us to close each catwalk for a week to get the project completed. However we are going to try to just shut the catwalk down during business hours 8:30 AM to 4:30 PM. You will need to leave the condo by 8:30 AM and not return to the condo until after 4:30 PM or you will need to stay inside the condo for the entire day until 4:30 PM. There are bathrooms on the 1st floor and the Tiki Hut available to use for a picnic lunch. We realize this is inconvenient, but it is better than closing the catwalk for a week.
The waterproofing process requires 2 coats – a base coat and a final coat. The 5th floor catwalk is scheduled to have the base coat of waterproofing applied on Monday January 12, 2026. The base coat requires 4 hours to cure after installation and no one will be allowed to walk on it during the installation or during the curing period. As such, we have made arrangements with the painting contractor to apply the base coat beginning at 8:30 AM and to cover the entire catwalk in 4 hours or less. We will let it cure for an additional 4 hours so by 4:30 PM the catwalk can be reopened and walked on, but very carefully. NO rolling suitcases and NO carts will be allowed for 5 days. Ladies, please avoid high heels during this period.
Once the base coat of the waterproofing is cured, the railing can be installed. We are going to try to complete the railing the same way so that the catwalk will only be closed during working hours. After the railing is installed, the 2nd coat of waterproofing will be applied and the catwalk will be closed during business hours as well. The painters will finish with touching up work on the entire balcony at a later date.
As of today, only the base coat of the waterproofing is scheduled on 01/12/2026. We will be sending emails as the progress continues so you will know what days the catwalk will be closed after Monday.
Thank you for your cooperation. It is greatly appreciated.
JBVA Board of Directors
The waterproofing process requires 2 coats – a base coat and a final coat. The 5th floor catwalk is scheduled to have the base coat of waterproofing applied on Monday January 12, 2026. The base coat requires 4 hours to cure after installation and no one will be allowed to walk on it during the installation or during the curing period. As such, we have made arrangements with the painting contractor to apply the base coat beginning at 8:30 AM and to cover the entire catwalk in 4 hours or less. We will let it cure for an additional 4 hours so by 4:30 PM the catwalk can be reopened and walked on, but very carefully. NO rolling suitcases and NO carts will be allowed for 5 days. Ladies, please avoid high heels during this period.
Once the base coat of the waterproofing is cured, the railing can be installed. We are going to try to complete the railing the same way so that the catwalk will only be closed during working hours. After the railing is installed, the 2nd coat of waterproofing will be applied and the catwalk will be closed during business hours as well. The painters will finish with touching up work on the entire balcony at a later date.
As of today, only the base coat of the waterproofing is scheduled on 01/12/2026. We will be sending emails as the progress continues so you will know what days the catwalk will be closed after Monday.
Thank you for your cooperation. It is greatly appreciated.
JBVA Board of Directors
Construction Update (01/05/2026)
| update_as_of_26.1.5.docx |
Construction Update (12/22/2025)
| update_as_of_25.12.22.docx |
Construction Update (12/15/2025)
| update_as_of_25.12.15.docx |
Construction Update (12/08/2025)
| update_as_of_25.12.8.docx |
Construction Update (11/24/2025)
Images courtesy of Tom Kerwin
| update_as_of_25.11.24.docx |
Construction Update (11/17/2025)
| update_as_of_25.11.17.docx |
Construction Update (11/10/2025)
CATWALKS
The 5th floor catwalk is done and open with temporary railings. The railing company will be core drilling in the near future. The 4th floor catwalk is done and open with temporary railings. Core drilling will occur in the future once the concrete is cured. The 3rd floor catwalk still has some repair work occurring coming from the lobby to the catwalk. The catwalk can be used but please limit use while work is being performed. The 2nd floor catwalk is scheduled to be removed beginning Monday 11/10. The contractor is going to be using scaffolding to reach the 2nd floor instead of the swing stage. 50% of the catwalk will be removed initially so that the catwalk can be completed in 2 pours, each of ~75’. This will allow the catwalk to have the concrete work completed in 6 weeks and have the catwalk opened before Christmas. While the concrete work is being worked on, that section of the catwalk will be closed. Therefore, 208, 207, 206 and the bedroom door of 205 will not be accessible from 11/10 – 12/1. The 2nd half of the catwalk should begin on 12/1 and be concluded by 12/19. During that time, 203, 204 and the entrance door of 205 will be closed and you will not be able to access your condo. The new catwalk will need to cure for 28 days before it can be completed with waterproofing and railing. For safety purposes, while the 2nd floor catwalk is under construction, the access to the 1st floor on the north side will be limited. Do not walk under the 2nd floor catwalk for the next 6 weeks. Please use the south side to access your condo. Both sides of the northwest stairwell will be finalized this week as the columns and beams are repaired and stucco applied. The Laundry wall is done. The office will have the stucco removed from the east and north wall towards the end of the week and into next week.
WEST SIDE
All 3 swing stages will be moved from the North side to the West side of the building this week. One will be located on the elevator wall, one will be on the catwalks and one will be on the southwest stairwell. The elevator wall will have the stucco repaired where appropriate. It appears that most of the stucco may need to be removed. We will not know until they start to remove the stucco. This is expected to be a 2-3 week project. The southwest stairwell has had all the stucco removed and the beams repaired. This week the window openings will have the exposed rebar repaired as well as any other repairs necessary on the wall. Once all repairs are completed the scratch coat followed by stucco will be applied. After which, the decorative block will be installed. This is expected to take ~2 weeks to complete. The west catwalks will start to be repaired toward the end of this week starting on the 5th floor. Some edging work is necessary in some areas and in other areas no repairs will be necessary in which case, the railings will need to be removed and the railing pockets repaired. You will still have limited access to your condos. For safety purposes, please do not walk under the catwalks while construction work is being done.
EAST BALCONIES
The 5th floor balconies are completed and are in their 28 day cure period. The 4th floor balconies were removed last week and are having the rebar cleaned and reinforced and will be formed with the concrete expected to be poured on Monday 11/17. The concrete will need 7 days to cure before the forms can be removed. During this period, the 5th floor will have their windows and sliders removed. All openings will be sized and repaired for the new windows and sliders. Once the scratch coat is completed, the windows and sliders will be installed and the stucco will then be applied.
PAINTING
The painters are still focused on painting and waterproofing the balconies on stack 1 & 2. As time permits, the painters will begin to paint the ceilings and walls on the catwalks from the Southeast stairwell to the stack 8 doors. Once painting in this area is completed, waterproofing of those catwalks will occur and the railings will be installed. The waterproofing needs 6 hours to dry before it can be walked on. When the catwalk is being waterproofed, the access to that section of the catwalk will be closed until the waterproofing is completed and the railings are installed. The painters will also be addressing the lobbies if the weather becomes an issue.
WATERPROOFING
Stacks 1 & 2 were started last week and should be finished this week. Concrete was repaired, core drilling of the pockets will occur where necessary, the balconies will be power washed, and the waterproofing applied. After the railings are installed, touch up work will occur for ~2 days.
RAILINGS
The railing on Stack 1 & 2 will be installed this week after the waterproofing is completed. The next area to have their railings installed is between the southeast stairwell and stack 7. If all goes well, that should occur next week starting on the 5th floor.
OTHER
There is a lot going on this week as all 3 contractors will be working on the building at times. The holidays are coming and the concrete contractors will not be on site for the Thanksgiving holiday November 27-28. Also, they will not be on site Christmas week 12/22-26.
Prepared and submitted by Terry Jones
The 5th floor catwalk is done and open with temporary railings. The railing company will be core drilling in the near future. The 4th floor catwalk is done and open with temporary railings. Core drilling will occur in the future once the concrete is cured. The 3rd floor catwalk still has some repair work occurring coming from the lobby to the catwalk. The catwalk can be used but please limit use while work is being performed. The 2nd floor catwalk is scheduled to be removed beginning Monday 11/10. The contractor is going to be using scaffolding to reach the 2nd floor instead of the swing stage. 50% of the catwalk will be removed initially so that the catwalk can be completed in 2 pours, each of ~75’. This will allow the catwalk to have the concrete work completed in 6 weeks and have the catwalk opened before Christmas. While the concrete work is being worked on, that section of the catwalk will be closed. Therefore, 208, 207, 206 and the bedroom door of 205 will not be accessible from 11/10 – 12/1. The 2nd half of the catwalk should begin on 12/1 and be concluded by 12/19. During that time, 203, 204 and the entrance door of 205 will be closed and you will not be able to access your condo. The new catwalk will need to cure for 28 days before it can be completed with waterproofing and railing. For safety purposes, while the 2nd floor catwalk is under construction, the access to the 1st floor on the north side will be limited. Do not walk under the 2nd floor catwalk for the next 6 weeks. Please use the south side to access your condo. Both sides of the northwest stairwell will be finalized this week as the columns and beams are repaired and stucco applied. The Laundry wall is done. The office will have the stucco removed from the east and north wall towards the end of the week and into next week.
WEST SIDE
All 3 swing stages will be moved from the North side to the West side of the building this week. One will be located on the elevator wall, one will be on the catwalks and one will be on the southwest stairwell. The elevator wall will have the stucco repaired where appropriate. It appears that most of the stucco may need to be removed. We will not know until they start to remove the stucco. This is expected to be a 2-3 week project. The southwest stairwell has had all the stucco removed and the beams repaired. This week the window openings will have the exposed rebar repaired as well as any other repairs necessary on the wall. Once all repairs are completed the scratch coat followed by stucco will be applied. After which, the decorative block will be installed. This is expected to take ~2 weeks to complete. The west catwalks will start to be repaired toward the end of this week starting on the 5th floor. Some edging work is necessary in some areas and in other areas no repairs will be necessary in which case, the railings will need to be removed and the railing pockets repaired. You will still have limited access to your condos. For safety purposes, please do not walk under the catwalks while construction work is being done.
EAST BALCONIES
The 5th floor balconies are completed and are in their 28 day cure period. The 4th floor balconies were removed last week and are having the rebar cleaned and reinforced and will be formed with the concrete expected to be poured on Monday 11/17. The concrete will need 7 days to cure before the forms can be removed. During this period, the 5th floor will have their windows and sliders removed. All openings will be sized and repaired for the new windows and sliders. Once the scratch coat is completed, the windows and sliders will be installed and the stucco will then be applied.
PAINTING
The painters are still focused on painting and waterproofing the balconies on stack 1 & 2. As time permits, the painters will begin to paint the ceilings and walls on the catwalks from the Southeast stairwell to the stack 8 doors. Once painting in this area is completed, waterproofing of those catwalks will occur and the railings will be installed. The waterproofing needs 6 hours to dry before it can be walked on. When the catwalk is being waterproofed, the access to that section of the catwalk will be closed until the waterproofing is completed and the railings are installed. The painters will also be addressing the lobbies if the weather becomes an issue.
WATERPROOFING
Stacks 1 & 2 were started last week and should be finished this week. Concrete was repaired, core drilling of the pockets will occur where necessary, the balconies will be power washed, and the waterproofing applied. After the railings are installed, touch up work will occur for ~2 days.
RAILINGS
The railing on Stack 1 & 2 will be installed this week after the waterproofing is completed. The next area to have their railings installed is between the southeast stairwell and stack 7. If all goes well, that should occur next week starting on the 5th floor.
OTHER
There is a lot going on this week as all 3 contractors will be working on the building at times. The holidays are coming and the concrete contractors will not be on site for the Thanksgiving holiday November 27-28. Also, they will not be on site Christmas week 12/22-26.
Prepared and submitted by Terry Jones
Construction Update (11/03/2025)
CATWALKS
The 5th floor catwalk will have stucco applied to the new catwalk. The 4th floor catwalk will have the forms removed on Wednesday. The catwalk should still be usable. Temporary railings will be installed and the catwalk will be reopened towards the end of the week. Please limit use during the work day as much as possible for safety purposes. The balance of the 3rd floor catwalk will be removed this week, repaired and poured. Please do not walk under the area during the day (2nd floor catwalk) when the contractors are working on the 3rd floor catwalk (8:30 AM – 4:00 PM). If possible, use the Southeast stairwell to get to the other floors. The 2nd floor catwalk is scheduled to be removed beginning 11/10 starting from stack 8. It will take a minimum of 2 – 3 weeks to repair a ~45’ section. They are planning for 3 pours. Therefore, a portion of the 2nd floor catwalk will be closed for the next 6-9 weeks and access may be limited for a period of time. To expedite, the contractor will begin the next section of the catwalk as soon as the prior section is poured. That means that as much as ~90’ could be unusable for 7 days during the cure period. This week the 5th through 2nd floors will have edging and spalling repairs done between the new catwalk and the door to the Northwest stairwell. The laundry wall will continue to have repairs done this week followed by stucco being applied. The Boom truck will continue to remove the stucco on the Southwest stairwell. After which, repairs to the wall and the openings will occur. Once all repairs are made, the scratch coat will be applied, decorative block installed, and the stucco applied. That will take approximately 3 weeks to conclude. The elevator wall should begin to be worked on the week of 11/10.
EAST BALCONIES
The 5th floor east balconies were poured last Wednesday. The balcony takes 7 days to cure so the forms will be removed this Tuesday/Wednesday. The 4 th floor balconies will be removed immediately after the 5th floor forms are removed. After the concrete is removed, the rebar will be cleaned, reinforced, the balconies will be formed and prepped to be poured. The process will be repeated every 3 weeks.
PAINTING
The painters have completed the Northwest stairwell except for the floors and hand railings which will be addressed toward the end of the job. The painters will begin to paint the ceilings and walls on the catwalks from the Southeast stairwell to the stack 8 door as the concrete work is completed in those areas. Once painting in this area is completed, waterproofing of those catwalks will occur and the railings will be installed. The waterproofing needs 6 hours to dry before it can be walked on. When the catwalk is being worked on, the access to that section of the catwalk will be closed until the waterproofing is completed and the railings are installed. The painters will also be addressing the lobbies if the weather becomes an issue.
WATERPROOFING
Touchup work on Stacks 3 & 4 will be completed and the swing stage will be moved to Stacks 1 & 2 on Tuesday. The same process will occur on those balconies.
RAILINGS
The railings on stacks 5, 4 and 3 will be finalized on Monday. After the swing stage is moved to Stack 1 & 2, core drilling will occur, followed by waterproofing and the installation of the railings. This should take about 1 ½ weeks to conclude.
OTHER
November is going to be a busy month as there will be 5 swing stages repairing concrete or waterproofing and a boom truck assisting with concrete repairs. The project is coming together and the balconies that are completed look great.
NOTE FROM PATRICK DOOLEY:
Dear Owners, please not remove any signs posted in the lobbies or elevator. They are put there from time to time during the current reconstruction to assist for several reasons such as, safety cautions, dust control, etc. The signs are generally removed or updated when needed.
Prepared and submitted by Terry Jones
The 5th floor catwalk will have stucco applied to the new catwalk. The 4th floor catwalk will have the forms removed on Wednesday. The catwalk should still be usable. Temporary railings will be installed and the catwalk will be reopened towards the end of the week. Please limit use during the work day as much as possible for safety purposes. The balance of the 3rd floor catwalk will be removed this week, repaired and poured. Please do not walk under the area during the day (2nd floor catwalk) when the contractors are working on the 3rd floor catwalk (8:30 AM – 4:00 PM). If possible, use the Southeast stairwell to get to the other floors. The 2nd floor catwalk is scheduled to be removed beginning 11/10 starting from stack 8. It will take a minimum of 2 – 3 weeks to repair a ~45’ section. They are planning for 3 pours. Therefore, a portion of the 2nd floor catwalk will be closed for the next 6-9 weeks and access may be limited for a period of time. To expedite, the contractor will begin the next section of the catwalk as soon as the prior section is poured. That means that as much as ~90’ could be unusable for 7 days during the cure period. This week the 5th through 2nd floors will have edging and spalling repairs done between the new catwalk and the door to the Northwest stairwell. The laundry wall will continue to have repairs done this week followed by stucco being applied. The Boom truck will continue to remove the stucco on the Southwest stairwell. After which, repairs to the wall and the openings will occur. Once all repairs are made, the scratch coat will be applied, decorative block installed, and the stucco applied. That will take approximately 3 weeks to conclude. The elevator wall should begin to be worked on the week of 11/10.
EAST BALCONIES
The 5th floor east balconies were poured last Wednesday. The balcony takes 7 days to cure so the forms will be removed this Tuesday/Wednesday. The 4 th floor balconies will be removed immediately after the 5th floor forms are removed. After the concrete is removed, the rebar will be cleaned, reinforced, the balconies will be formed and prepped to be poured. The process will be repeated every 3 weeks.
PAINTING
The painters have completed the Northwest stairwell except for the floors and hand railings which will be addressed toward the end of the job. The painters will begin to paint the ceilings and walls on the catwalks from the Southeast stairwell to the stack 8 door as the concrete work is completed in those areas. Once painting in this area is completed, waterproofing of those catwalks will occur and the railings will be installed. The waterproofing needs 6 hours to dry before it can be walked on. When the catwalk is being worked on, the access to that section of the catwalk will be closed until the waterproofing is completed and the railings are installed. The painters will also be addressing the lobbies if the weather becomes an issue.
WATERPROOFING
Touchup work on Stacks 3 & 4 will be completed and the swing stage will be moved to Stacks 1 & 2 on Tuesday. The same process will occur on those balconies.
RAILINGS
The railings on stacks 5, 4 and 3 will be finalized on Monday. After the swing stage is moved to Stack 1 & 2, core drilling will occur, followed by waterproofing and the installation of the railings. This should take about 1 ½ weeks to conclude.
OTHER
November is going to be a busy month as there will be 5 swing stages repairing concrete or waterproofing and a boom truck assisting with concrete repairs. The project is coming together and the balconies that are completed look great.
NOTE FROM PATRICK DOOLEY:
Dear Owners, please not remove any signs posted in the lobbies or elevator. They are put there from time to time during the current reconstruction to assist for several reasons such as, safety cautions, dust control, etc. The signs are generally removed or updated when needed.
Prepared and submitted by Terry Jones
Construction Update (10/27/2025)
Photo courtesy of Danielle Sielatycki
Catwalks
The North side 5th floor catwalk will be reopened this week. The forms will come off on Monday and temporary railing will be installed. Once the temporary railing is installed it will be available for use. There will be some catwalk edging and floor spall repairs between the new catwalk and the door to the stairwell that will need to be done to the 5th floor catwalk in the near future once a swing stage can be moved into that area which should be in about 2 weeks. The 4th floor catwalk will have the remaining edging demoed, formed and possibly
poured this week. The catwalk should still be useable. Please limit use during the work day as much as possible. The next section of the 3rd floor catwalk will be removed, repaired and poured. Only 50% of the catwalk was removed so the balance should be useable to gain access. The remaining portion of the catwalk will then be addressed. The 2nd floor catwalk is on hold until 3rd and 4th floor catwalks are substantially completed which is expected to be the end of the 1st week of November (~11/6). It will be poured in 3 sections each taking about 2+ weeks to complete. The 2nd floor will be using scaffolding to remove and replace in the future. At the end of this week, the 1st position catwalk will be moved to the Laundry wall for repairs to occur. In the following week the 2nd position catwalk will be moved to the Northwest stairwell to repair the concrete from the end of the new pour to the Northwest stairwell.
EAST BALCONIES
The 5th floor east balconies are scheduled to be poured this week on Wednesday. The balcony takes 7 days to cure and the process will be repeated every 3 weeks. The 4th floor balcony will start to be removed around 11/4.
PAINTING
The painters will begin to paint the ceiling and walls on the catwalk from the Southeast stairwell to stack 8 as the concrete work is completed in those areas. Once painting in this area is completed, waterproofing of those catwalks will occur and the railings will be installed. The waterproofing needs 6 hours to dry before it can be walked on. They will also be working on the Northwest stairwell.
WATERPROOFING
Waterproofing was completed on stack 3, 4 & 5 balconies last week. After the railings are installed, touchup work will be completed and the swing stage will be moved to Stack 1 & 2. The same process will occur on those balconies.
RAILINGS
The railings on stacks 5, 4 and 3 will be installed the beginning of this week. Once the railings are installed and the touchup work is completed, the balconies are open for use. Before the end of the week, core drilling on Stack 1 & 2 will occur. A Boom will arrive the beginning of this week and will be used at various locations on the property. It will help with the concrete pour on Wednesday on the 5 th floor East balconies, for touchup on the balconies for stack 1-7, for concrete work on the Southwest stairwell and the portico. November is going to be a busy month as there will be 5 swing stages repairing concrete and a boom truck doing touchup work and assisting with concrete repairs. The project is coming together and balconies that are completed look great.
Prepared and submitted by Terry Jones
The North side 5th floor catwalk will be reopened this week. The forms will come off on Monday and temporary railing will be installed. Once the temporary railing is installed it will be available for use. There will be some catwalk edging and floor spall repairs between the new catwalk and the door to the stairwell that will need to be done to the 5th floor catwalk in the near future once a swing stage can be moved into that area which should be in about 2 weeks. The 4th floor catwalk will have the remaining edging demoed, formed and possibly
poured this week. The catwalk should still be useable. Please limit use during the work day as much as possible. The next section of the 3rd floor catwalk will be removed, repaired and poured. Only 50% of the catwalk was removed so the balance should be useable to gain access. The remaining portion of the catwalk will then be addressed. The 2nd floor catwalk is on hold until 3rd and 4th floor catwalks are substantially completed which is expected to be the end of the 1st week of November (~11/6). It will be poured in 3 sections each taking about 2+ weeks to complete. The 2nd floor will be using scaffolding to remove and replace in the future. At the end of this week, the 1st position catwalk will be moved to the Laundry wall for repairs to occur. In the following week the 2nd position catwalk will be moved to the Northwest stairwell to repair the concrete from the end of the new pour to the Northwest stairwell.
EAST BALCONIES
The 5th floor east balconies are scheduled to be poured this week on Wednesday. The balcony takes 7 days to cure and the process will be repeated every 3 weeks. The 4th floor balcony will start to be removed around 11/4.
PAINTING
The painters will begin to paint the ceiling and walls on the catwalk from the Southeast stairwell to stack 8 as the concrete work is completed in those areas. Once painting in this area is completed, waterproofing of those catwalks will occur and the railings will be installed. The waterproofing needs 6 hours to dry before it can be walked on. They will also be working on the Northwest stairwell.
WATERPROOFING
Waterproofing was completed on stack 3, 4 & 5 balconies last week. After the railings are installed, touchup work will be completed and the swing stage will be moved to Stack 1 & 2. The same process will occur on those balconies.
RAILINGS
The railings on stacks 5, 4 and 3 will be installed the beginning of this week. Once the railings are installed and the touchup work is completed, the balconies are open for use. Before the end of the week, core drilling on Stack 1 & 2 will occur. A Boom will arrive the beginning of this week and will be used at various locations on the property. It will help with the concrete pour on Wednesday on the 5 th floor East balconies, for touchup on the balconies for stack 1-7, for concrete work on the Southwest stairwell and the portico. November is going to be a busy month as there will be 5 swing stages repairing concrete and a boom truck doing touchup work and assisting with concrete repairs. The project is coming together and balconies that are completed look great.
Prepared and submitted by Terry Jones
Construction Update (10/20/2025)
CATWALKS
The North side 5th floor catwalk remains closed from 504 to the Northwest stairwell. The balance of the 5th floor catwalk is open with temporary railing. The section from 504 to the west edge of the catwalk has been removed and will be poured on Monday 10/20. After a 7 day cure period (10/27) the forms will be removed with temporary rails installed to allow the 5th floor catwalk to reopen. There will be some catwalk edging and floor spall repairs that will need to be done to the 5th floor catwalk in the near future once a swing stage can be moved into that area. The 4th floor catwalk will have the 2nd 40’ edging demoed formed and poured this week. Target date for the pour is Wednesday 10/22. The catwalk should still be useable. The 3rd floor catwalk first 40’ is in final preparation and is targeted to pour on Wednesday this week. Only 50% of the catwalk was removed so the balance will be useable to gain access. The 2nd floor catwalk is on hold until 3rd floor catwalk is cured. This will be the main access to all units from the Southeast stairwell. The 2nd floor will be using scaffolding to remove and replace in the future.
EAST BALCONIES
The 5th floor east balconies will continue to be worked on this week. The balcony was removed last week and this week will be formed, rebar cleaned and doweled in where necessary, rebar rebuilt and targeted to poured the following week. The balcony takes 7 days to cure and the process will be repeated every 3 weeks. The goal is to have the 5th , 4th and 3rd floor balconies removed and replaced by the end of November.
PAINTING
The painters will begin to paint the ceiling and walls on the catwalk from the Southeast stairwell to stack 8 as the concrete work is completed in those areas. Once painting in this area is completed, waterproofing of those floors will occur and the railings will be installed. They will also be working on the Northwest stairwell.
WATERPROOFING
The swing stage was moved between stack 4 & 5 balconies which will give access to the balconies of Stack 5, 4 and 3. The same process will occur on those balconies. If everything goes smooth, the railings will be installed late this week or early next week.
RAILINGS
The railings on Stack 6 & 7 were completed this past week. The railings on stacks 5, 4 and 3 will be installed by the end of this week or early next week.
Prepared and submitted by Terry Jones
The North side 5th floor catwalk remains closed from 504 to the Northwest stairwell. The balance of the 5th floor catwalk is open with temporary railing. The section from 504 to the west edge of the catwalk has been removed and will be poured on Monday 10/20. After a 7 day cure period (10/27) the forms will be removed with temporary rails installed to allow the 5th floor catwalk to reopen. There will be some catwalk edging and floor spall repairs that will need to be done to the 5th floor catwalk in the near future once a swing stage can be moved into that area. The 4th floor catwalk will have the 2nd 40’ edging demoed formed and poured this week. Target date for the pour is Wednesday 10/22. The catwalk should still be useable. The 3rd floor catwalk first 40’ is in final preparation and is targeted to pour on Wednesday this week. Only 50% of the catwalk was removed so the balance will be useable to gain access. The 2nd floor catwalk is on hold until 3rd floor catwalk is cured. This will be the main access to all units from the Southeast stairwell. The 2nd floor will be using scaffolding to remove and replace in the future.
EAST BALCONIES
The 5th floor east balconies will continue to be worked on this week. The balcony was removed last week and this week will be formed, rebar cleaned and doweled in where necessary, rebar rebuilt and targeted to poured the following week. The balcony takes 7 days to cure and the process will be repeated every 3 weeks. The goal is to have the 5th , 4th and 3rd floor balconies removed and replaced by the end of November.
PAINTING
The painters will begin to paint the ceiling and walls on the catwalk from the Southeast stairwell to stack 8 as the concrete work is completed in those areas. Once painting in this area is completed, waterproofing of those floors will occur and the railings will be installed. They will also be working on the Northwest stairwell.
WATERPROOFING
The swing stage was moved between stack 4 & 5 balconies which will give access to the balconies of Stack 5, 4 and 3. The same process will occur on those balconies. If everything goes smooth, the railings will be installed late this week or early next week.
RAILINGS
The railings on Stack 6 & 7 were completed this past week. The railings on stacks 5, 4 and 3 will be installed by the end of this week or early next week.
Prepared and submitted by Terry Jones
Construction Update (10/13/2025)
Images courtesy of Patrick Dooley...
CONCRETE
Catwalks – The North side 5th floor catwalk remains closed from 504 to the Northwest stairwell. Temporary railings will be installed on Monday and Tuesday on the 5th floor for the 1st 80’so access can occur to 509, 508, 507, 506, 505 and 504. Access will have to be from the 4th floor Southeast tower. The balance of the 5th floor catwalk ~20’ is being removed the early part of this week, formed, rebar replaced and treated, and conduit installed. The last portion is scheduled to be poured on Monday 10/20 and needs 7 days to cure. The catwalk should be reopened around the 28th after the forms are removed and the temporary railings installed. Waterproofing and permanent railings cannot be installed until after a 28 day curing period from the date poured. The 4th floor has reopened so access to all of the 4th floor is available. As long as the repair is only to the edge, the balance of the catwalk will remain open and you should have access to your condos on the 4th floor. There will be jackhammering occurring for the last 20’ of the 5th floor catwalk at the beginning of the week which will limit the 4th floor access from the lobby as that work occurs. The first 40’ of the 3rd floor catwalks had the concrete damage remove last week and will be formed and poured in the early part of this week. The damage has been greater in areas than anticipated and the removal of concrete was extended to about 50% of the width of the catwalk, so access to 308, 307 and 306 will still be available this week. The 2nd floor catwalk is on hold until 3rd floor catwalk is cured. The 2nd floor will be using scaffolding to remove and replace.
EAST BALCONIES
The 5th floor east balconies will continue to be worked on this week. After the balcony is removed, they will be formed, rebar doweled in where necessary, rebar rebuilt and then poured. The balcony takes 7 days to cure and the process will be repeated every 3 weeks. The goal is to have the 5th , 4th and 3rd floor balconies removed and replaced by the end of November.
PAINTING
The Southeast stairwell walls and ceilings are painted. The floors and the railing in the Southeast stairwell will be addressed towards the end of the job. The painters will begin to paint the ceiling and walls on the catwalk from the Southeast stairwell to stack 8 as the concrete work is completed in those areas. Once painting in this area is completed, waterproofing of those floors will occur and the railings will be installed. The painters will also be painting the Northwest stairwell and the lobbies especially if rain occurs.
WATERPROOFING
Rain has had an adverse effect on the progress of applying waterproofing last week. However, they managed to apply waterproofing to the balconies of Stack 6 & 7 with the final coat eventually applied during the week. After the railings are installed, touchup work will occur on the balconies. When the touchup work is completed, the swing stage will be moved between stack 4 & 5 balconies which will give access to the balconies of Stack 5, 4 and 3. The same process will occur on those balconies.
RAILINGS
The railings started to be installed on Saturday and will be completed this week on stack 6 & 7. Stack 7 railings are now installed. Weather was an issue last week which delayed the application of waterproofing and the installation of the railing.
Prepared and submitted by Terry Jones
Catwalks – The North side 5th floor catwalk remains closed from 504 to the Northwest stairwell. Temporary railings will be installed on Monday and Tuesday on the 5th floor for the 1st 80’so access can occur to 509, 508, 507, 506, 505 and 504. Access will have to be from the 4th floor Southeast tower. The balance of the 5th floor catwalk ~20’ is being removed the early part of this week, formed, rebar replaced and treated, and conduit installed. The last portion is scheduled to be poured on Monday 10/20 and needs 7 days to cure. The catwalk should be reopened around the 28th after the forms are removed and the temporary railings installed. Waterproofing and permanent railings cannot be installed until after a 28 day curing period from the date poured. The 4th floor has reopened so access to all of the 4th floor is available. As long as the repair is only to the edge, the balance of the catwalk will remain open and you should have access to your condos on the 4th floor. There will be jackhammering occurring for the last 20’ of the 5th floor catwalk at the beginning of the week which will limit the 4th floor access from the lobby as that work occurs. The first 40’ of the 3rd floor catwalks had the concrete damage remove last week and will be formed and poured in the early part of this week. The damage has been greater in areas than anticipated and the removal of concrete was extended to about 50% of the width of the catwalk, so access to 308, 307 and 306 will still be available this week. The 2nd floor catwalk is on hold until 3rd floor catwalk is cured. The 2nd floor will be using scaffolding to remove and replace.
EAST BALCONIES
The 5th floor east balconies will continue to be worked on this week. After the balcony is removed, they will be formed, rebar doweled in where necessary, rebar rebuilt and then poured. The balcony takes 7 days to cure and the process will be repeated every 3 weeks. The goal is to have the 5th , 4th and 3rd floor balconies removed and replaced by the end of November.
PAINTING
The Southeast stairwell walls and ceilings are painted. The floors and the railing in the Southeast stairwell will be addressed towards the end of the job. The painters will begin to paint the ceiling and walls on the catwalk from the Southeast stairwell to stack 8 as the concrete work is completed in those areas. Once painting in this area is completed, waterproofing of those floors will occur and the railings will be installed. The painters will also be painting the Northwest stairwell and the lobbies especially if rain occurs.
WATERPROOFING
Rain has had an adverse effect on the progress of applying waterproofing last week. However, they managed to apply waterproofing to the balconies of Stack 6 & 7 with the final coat eventually applied during the week. After the railings are installed, touchup work will occur on the balconies. When the touchup work is completed, the swing stage will be moved between stack 4 & 5 balconies which will give access to the balconies of Stack 5, 4 and 3. The same process will occur on those balconies.
RAILINGS
The railings started to be installed on Saturday and will be completed this week on stack 6 & 7. Stack 7 railings are now installed. Weather was an issue last week which delayed the application of waterproofing and the installation of the railing.
Prepared and submitted by Terry Jones
Construction Update (10/06/2025)
Images courtesy of Juan Torrejon and Tom Kerwin
CONCRETE
Stack 8 North wall – Stucco is substantially completed. Final touches will occur on Monday. The swing stage will be moved to stack 9 so the workers can remove the balconies of 509 and 508.
Catwalks – The North side 5 th floor catwalk remains closed. The 1st 45’ of the catwalk has cured and the forms and shoring supports removed. Temporary railing will be installed and that part of the balcony will be reopened this week. The 2nd 45’ was poured last Friday and should have the form and posts removed by the end of the week. The 3rd position swing stage has removed much of the next 45” and will be forming, installing rebar and installing the conduit for the lights to get ready for the pour late this week or early next week. The 1st position swing stage has concluded repairs to the 1st 40’ of the 4th floor catwalk and will be moving to repair the 3rd floor catwalk this week. When the 3rd floor repairs are completed, the 1st position swing stage will be moved to the 4th position and will begin to remove the concrete on the balance of the 5th floor. The 2nd position Swing stage will be moving to the 4th floor immediately after the Frame and posts are removed from the 5th floor pour. The 2nd floor will begin to be removed after the 1st position swing stage is moved to the 4th position possibly later this week depending on the findings on the 3rd floor catwalk. The contractor will be using scaffolding where necessary to work on the 2nd floor. Temporary railings will be installed on the 5th floor catwalk this week and the 5th floor catwalk will be reopened from stack 8 for the 1st 80 feet by the end of the week. You will be able to access the condos by coming across the 3rd floor and coming up the Southeast stairwell. The balance of the old paint will be removed from the catwalks by the early part of the week.
EAST BALCONIES – The East balconies of stack 8 & 9 will be removed this week starting on the 5th floor. It should take 4-5 days to remove. After the balcony is removed, they will be formed, rebar doweled in where necessary, rebar rebuilt and then poured. The balcony takes 7 days to cure and the process will be repeated every 3 weeks. The 5th, 4th and 3rd floor balconies should be removed and replaced by the end of November.
PAINTING – After the Southeast stairwell is completed, the painters will begin to paint the catwalk from the southeast stairwell on the 5th floor to the lobby. After completion, the water proofing will occur on the 5th floor catwalks. After the 5th floor, the painters will repeat the process on the 4th floor and then to the 3rd floor.
WATERPROOFING – Rain has had an adverse effect on the progress of applying waterproofing. Stack 6 & 7 is having the base coat applied. We need dry weather in order to continue to apply the base coat and the final coat to both. Pray for dry weather.
RAILINGS - The railings will be installed after the waterproofing is applied and dry on stack 6 & 7 this week. Weather was an issue last week which delayed the application of waterproofing and the installation of the railing.
WEATHER – Wet weather has caused significant slowdowns in the process. Pray for dry weather.
Prepared and submitted by Terry Jones
Stack 8 North wall – Stucco is substantially completed. Final touches will occur on Monday. The swing stage will be moved to stack 9 so the workers can remove the balconies of 509 and 508.
Catwalks – The North side 5 th floor catwalk remains closed. The 1st 45’ of the catwalk has cured and the forms and shoring supports removed. Temporary railing will be installed and that part of the balcony will be reopened this week. The 2nd 45’ was poured last Friday and should have the form and posts removed by the end of the week. The 3rd position swing stage has removed much of the next 45” and will be forming, installing rebar and installing the conduit for the lights to get ready for the pour late this week or early next week. The 1st position swing stage has concluded repairs to the 1st 40’ of the 4th floor catwalk and will be moving to repair the 3rd floor catwalk this week. When the 3rd floor repairs are completed, the 1st position swing stage will be moved to the 4th position and will begin to remove the concrete on the balance of the 5th floor. The 2nd position Swing stage will be moving to the 4th floor immediately after the Frame and posts are removed from the 5th floor pour. The 2nd floor will begin to be removed after the 1st position swing stage is moved to the 4th position possibly later this week depending on the findings on the 3rd floor catwalk. The contractor will be using scaffolding where necessary to work on the 2nd floor. Temporary railings will be installed on the 5th floor catwalk this week and the 5th floor catwalk will be reopened from stack 8 for the 1st 80 feet by the end of the week. You will be able to access the condos by coming across the 3rd floor and coming up the Southeast stairwell. The balance of the old paint will be removed from the catwalks by the early part of the week.
EAST BALCONIES – The East balconies of stack 8 & 9 will be removed this week starting on the 5th floor. It should take 4-5 days to remove. After the balcony is removed, they will be formed, rebar doweled in where necessary, rebar rebuilt and then poured. The balcony takes 7 days to cure and the process will be repeated every 3 weeks. The 5th, 4th and 3rd floor balconies should be removed and replaced by the end of November.
PAINTING – After the Southeast stairwell is completed, the painters will begin to paint the catwalk from the southeast stairwell on the 5th floor to the lobby. After completion, the water proofing will occur on the 5th floor catwalks. After the 5th floor, the painters will repeat the process on the 4th floor and then to the 3rd floor.
WATERPROOFING – Rain has had an adverse effect on the progress of applying waterproofing. Stack 6 & 7 is having the base coat applied. We need dry weather in order to continue to apply the base coat and the final coat to both. Pray for dry weather.
RAILINGS - The railings will be installed after the waterproofing is applied and dry on stack 6 & 7 this week. Weather was an issue last week which delayed the application of waterproofing and the installation of the railing.
WEATHER – Wet weather has caused significant slowdowns in the process. Pray for dry weather.
Prepared and submitted by Terry Jones
Construction Update (09/29/2025)
CONCRETE
Stack 8 North wall – Weather has had its affect this past week slowing down the progress with stucco application. The wall should be completed by Thursday. The swing stage will then be moved to the East wall by the end of the week. The 5th floor balconies will be removed first, starting with 509.
Catwalks
The North side 5th floor catwalk remains closed. The 1st 45’ of the catwalk has cured and the forms and shoring supports removed. Temporary railing will be installed and that part of the balcony will be reopened this week. The 2nd 45” of the catwalk has been removed, is being formed, rebar installed, electrical conduit installed and should be ready to pour on Thursday. After the pour is completed, the balance of the catwalk will be worked on similar to the other 2 sections. The 1st swing stage will begin to repair the 4th floor catwalk. Shortly after the work begins on the 4th floor we will know the extent of the damage of that catwalk. The paint on the catwalks will be removed from the remaining catwalks this week and next week.
PAINTING
The painting continues in the interior of the Southeast stairwell.
WATERPROOFING
The stack 6 & 7 balconies were prepared and waterproofing applied to the 2nd & 3rd floors. Weather has been an issue in applying the waterproofing since there cannot be any moisture in the slab before the waterproofing is applied. This week, the balance of waterproofing will be applied, Railings installed and touchup work completed on stack 6 & 7. When completed, the swing stage will move between Stack 4 & 5 and the same process will occur on those balconies.
RAILINGS
The railings will be installed after the waterproofing is applied and dry on stack 6 & 7 this week. Weather was an issue last week which delayed the application of waterproofing and the installation of the railing.
Prepared and submitted by Terry Jones.
Stack 8 North wall – Weather has had its affect this past week slowing down the progress with stucco application. The wall should be completed by Thursday. The swing stage will then be moved to the East wall by the end of the week. The 5th floor balconies will be removed first, starting with 509.
Catwalks
The North side 5th floor catwalk remains closed. The 1st 45’ of the catwalk has cured and the forms and shoring supports removed. Temporary railing will be installed and that part of the balcony will be reopened this week. The 2nd 45” of the catwalk has been removed, is being formed, rebar installed, electrical conduit installed and should be ready to pour on Thursday. After the pour is completed, the balance of the catwalk will be worked on similar to the other 2 sections. The 1st swing stage will begin to repair the 4th floor catwalk. Shortly after the work begins on the 4th floor we will know the extent of the damage of that catwalk. The paint on the catwalks will be removed from the remaining catwalks this week and next week.
PAINTING
The painting continues in the interior of the Southeast stairwell.
WATERPROOFING
The stack 6 & 7 balconies were prepared and waterproofing applied to the 2nd & 3rd floors. Weather has been an issue in applying the waterproofing since there cannot be any moisture in the slab before the waterproofing is applied. This week, the balance of waterproofing will be applied, Railings installed and touchup work completed on stack 6 & 7. When completed, the swing stage will move between Stack 4 & 5 and the same process will occur on those balconies.
RAILINGS
The railings will be installed after the waterproofing is applied and dry on stack 6 & 7 this week. Weather was an issue last week which delayed the application of waterproofing and the installation of the railing.
Prepared and submitted by Terry Jones.
Construction Update (09/23/2025)
CONCRETE
Stack 8 North wall – The scratch coat will be applied to the wall followed by stucco being applied. The North wall should be completed this week. As such, all of the shoring poles will be removed and stack 8 will get its interior returned to them by the end of the week. The swing stage on the North wall will be moved to the East wall by the end of the week so that area can finally get started.
Catwalks
The North side 5th floor catwalk remains closed. The 1st 45’ of the catwalk starting from 508 has been poured and is currently in the 7-day cure period. The next 45’ feet of the catwalk will be removed, formed, new rebar doweled into the beam and/or spliced to the existing rebar, new conduit run for electrical, and will be poured as soon as everything is completed. If all goes well, the pour may occur as early as Friday 9/26. After the second pour is completed, the balance of the catwalk will be worked on similar to the other 2 sections. Once the frame and supports are removed from the 1st pour, the 1st swing stage will begin to repair the 4th floor catwalk. Initial destructive testing results were not as bad as the 5th floor and the 4th floor catwalk may only need edging and crack repairs. An additional swing stage was rented so that the entire catwalk could be addressed. The concrete contractor recently completed a major job and now has additional workers available to work on our project. The majority of the catwalks have had the paint removed. The remaining catwalks will have their paint removed this week and next week.
PAINTING
The painters will be working on the interior of the Southeast stairwell. They will also be applying the waterproofing when the balconies are ready and doing the touchup work after the railings are installed.
WATERPROOFING
The balconies of Stack 6 & 7 will be worked on first. The surfaces are being prepared for the waterproofing to be applied. Grinding off all excess concrete and filling any cracks. The waterproofing is expected to begin on Wednesday 9/24, weather permitting. The representative from Sika will be on site to observe the installation of the Sika waterproofing process. There are 2 coats that are to be applied. The 1st coat will be applied on Wednesday with the 2nd coat being applied on Thursday. The balcony must be dry before the water waterproofing can be applied. After the railings are installed, the waterproofing and paint touchup will occur.
RAILINGS
The railings will be installed after the waterproofing is applied and dry. They could start as early as Friday and complete the railing installation on Monday 9/29, weather permitting.
WINDOWS
Now that the work is completed on the North window wall, Russ will be trying to schedule the window company to install all of the windows on the North, South and West walls of stack 8 & 9. A total of 32 windows. We will be communicating with those involved if he is successful.
Prepared and submitted by Terry Jones.
Stack 8 North wall – The scratch coat will be applied to the wall followed by stucco being applied. The North wall should be completed this week. As such, all of the shoring poles will be removed and stack 8 will get its interior returned to them by the end of the week. The swing stage on the North wall will be moved to the East wall by the end of the week so that area can finally get started.
Catwalks
The North side 5th floor catwalk remains closed. The 1st 45’ of the catwalk starting from 508 has been poured and is currently in the 7-day cure period. The next 45’ feet of the catwalk will be removed, formed, new rebar doweled into the beam and/or spliced to the existing rebar, new conduit run for electrical, and will be poured as soon as everything is completed. If all goes well, the pour may occur as early as Friday 9/26. After the second pour is completed, the balance of the catwalk will be worked on similar to the other 2 sections. Once the frame and supports are removed from the 1st pour, the 1st swing stage will begin to repair the 4th floor catwalk. Initial destructive testing results were not as bad as the 5th floor and the 4th floor catwalk may only need edging and crack repairs. An additional swing stage was rented so that the entire catwalk could be addressed. The concrete contractor recently completed a major job and now has additional workers available to work on our project. The majority of the catwalks have had the paint removed. The remaining catwalks will have their paint removed this week and next week.
PAINTING
The painters will be working on the interior of the Southeast stairwell. They will also be applying the waterproofing when the balconies are ready and doing the touchup work after the railings are installed.
WATERPROOFING
The balconies of Stack 6 & 7 will be worked on first. The surfaces are being prepared for the waterproofing to be applied. Grinding off all excess concrete and filling any cracks. The waterproofing is expected to begin on Wednesday 9/24, weather permitting. The representative from Sika will be on site to observe the installation of the Sika waterproofing process. There are 2 coats that are to be applied. The 1st coat will be applied on Wednesday with the 2nd coat being applied on Thursday. The balcony must be dry before the water waterproofing can be applied. After the railings are installed, the waterproofing and paint touchup will occur.
RAILINGS
The railings will be installed after the waterproofing is applied and dry. They could start as early as Friday and complete the railing installation on Monday 9/29, weather permitting.
WINDOWS
Now that the work is completed on the North window wall, Russ will be trying to schedule the window company to install all of the windows on the North, South and West walls of stack 8 & 9. A total of 32 windows. We will be communicating with those involved if he is successful.
Prepared and submitted by Terry Jones.
Construction Update (09/17/2025)
CONCRETE
Stack 8 North wall - All of the exterior pole shores have been removed, reinforced with rebar
and filled with concrete. Repairs to the beams to the 4th and 5th floor will be addressed this week along with the repairs to the windows. Once completed the scratch coat will be applied followed with stucco. If everything goes well, the contractor should be completed with the North wall by the end of September.
Catwalks
The North side 5th floor catwalk remains closed. The 1st 45’ of catwalk starting from 508 has been removed, formed, new rebar doweled into the beam and/or spliced to the existing rebar, new conduit run for electrical, and is scheduled to be poured on Friday 9/19. The pour was delayed because of engineering issues. The next 45’ feet will be removed, formed, new rebar doweled into the beam and/or spliced to the existing rebar, new conduit run for electrical, and is scheduled to be poured on Friday 9/27. Each pour needs 7 days to cure, after which the forms will be removed and temporary railings will be attached. Once completed, that section will be reopened. The 1st 80’ of the 4th floor catwalk will then be worked on followed by the 3rd floor catwalk. When they are completed, the swing stages will be moved to the remaining unrepaired catwalks on the North side.
PAINTING
The painting of the South side was completed on Tuesday 9/16 and the swing stage relocated to its first drop between stack 6 & 7 balconies in preparation of the waterproofing and railing installation.
WATERPROOFING
The balconies of stack 6 & 7 will be worked on first since the swing stage is already located in that area. The railing contractor will be core drilling the balconies where the railings will be attached to the balcony. That should take ~2 days. The balconies need to be prepped for the waterproofing to be applied. If everything goes as planned, the waterproofing will be applied 9/24 thru 9/25. Waterproofing is a 2-coat process and needs to fully dry before it can be walked on. After the railings are installed, waterproofing and paint touchup work will occur.
RAILINGS
The railings for stack 6 & 7 should begin to be installed Friday 9/26 and be completed the week of 9/29. After the railing is installed and the waterproofing and the paint is touched up, those balconies will be reopened. Thank you for your patience.
Prepared and submitted by Terry Jones.
Stack 8 North wall - All of the exterior pole shores have been removed, reinforced with rebar
and filled with concrete. Repairs to the beams to the 4th and 5th floor will be addressed this week along with the repairs to the windows. Once completed the scratch coat will be applied followed with stucco. If everything goes well, the contractor should be completed with the North wall by the end of September.
Catwalks
The North side 5th floor catwalk remains closed. The 1st 45’ of catwalk starting from 508 has been removed, formed, new rebar doweled into the beam and/or spliced to the existing rebar, new conduit run for electrical, and is scheduled to be poured on Friday 9/19. The pour was delayed because of engineering issues. The next 45’ feet will be removed, formed, new rebar doweled into the beam and/or spliced to the existing rebar, new conduit run for electrical, and is scheduled to be poured on Friday 9/27. Each pour needs 7 days to cure, after which the forms will be removed and temporary railings will be attached. Once completed, that section will be reopened. The 1st 80’ of the 4th floor catwalk will then be worked on followed by the 3rd floor catwalk. When they are completed, the swing stages will be moved to the remaining unrepaired catwalks on the North side.
PAINTING
The painting of the South side was completed on Tuesday 9/16 and the swing stage relocated to its first drop between stack 6 & 7 balconies in preparation of the waterproofing and railing installation.
WATERPROOFING
The balconies of stack 6 & 7 will be worked on first since the swing stage is already located in that area. The railing contractor will be core drilling the balconies where the railings will be attached to the balcony. That should take ~2 days. The balconies need to be prepped for the waterproofing to be applied. If everything goes as planned, the waterproofing will be applied 9/24 thru 9/25. Waterproofing is a 2-coat process and needs to fully dry before it can be walked on. After the railings are installed, waterproofing and paint touchup work will occur.
RAILINGS
The railings for stack 6 & 7 should begin to be installed Friday 9/26 and be completed the week of 9/29. After the railing is installed and the waterproofing and the paint is touched up, those balconies will be reopened. Thank you for your patience.
Prepared and submitted by Terry Jones.
Construction Update (09/08/2025)
Images courtesy of Patrick Dooley...
Stack 8 West window wall
Finished. Swing stage moved to the 2nd position on the catwalk.
Stack 8 North wall
Exterior pole shores were removed from stack 1 & 2 and the openings were reinforced with rebar and filled with concrete. The 1st column has been repaired on the 3rd and 4th floors. The 3rd floor repairs will continue this week including beam repairs between the 3rd & 4th floors and remaining window repairs. The exterior pole shores will be removed, reinforced and filled with concrete. After which, the 4th floor repairs will begin.
Catwalks
The North side 5th floor catwalk is closed until further notice. The contractor started the edging repairs on the 5th floor catwalk only to find out that the rebar in the catwalk was significantly damaged in some areas and nonexistent in other areas. The engineer inspected the catwalk and required the entire 5th floor catwalk on the north side to be removed and replaced. The 1st 40’ of the catwalk starting from 508 has been removed and the next 40’ will be removed this week. After which the catwalk will be formed, rebar replaced and is targeted to be poured on the 17th . That section of the catwalk is expected to be reopened after the 7 day cure period and the temporary railings are installed which is estimated to be the 25th . The 1st 80 of the 4th floor catwalk will then be worked on followed by the 3rd floor catwalk. When they are completed, the swing stages will be moved to the remaining unrepaired catwalks on the North side.
The 5th floor catwalk was an unexpected development and will likely cause the completion of the project to be delayed.
PAINTING
The painters are making good progress. The swing stage has been moved to the stack 6 window wall and they will be painting that wall along with the stack 7 balconies. They will continue to finalize the trim work on the stack 6 balconies as well. They are expected to be painting the stair tower by the end of the week.
Prepared and submitted by Terry Jones.
Finished. Swing stage moved to the 2nd position on the catwalk.
Stack 8 North wall
Exterior pole shores were removed from stack 1 & 2 and the openings were reinforced with rebar and filled with concrete. The 1st column has been repaired on the 3rd and 4th floors. The 3rd floor repairs will continue this week including beam repairs between the 3rd & 4th floors and remaining window repairs. The exterior pole shores will be removed, reinforced and filled with concrete. After which, the 4th floor repairs will begin.
Catwalks
The North side 5th floor catwalk is closed until further notice. The contractor started the edging repairs on the 5th floor catwalk only to find out that the rebar in the catwalk was significantly damaged in some areas and nonexistent in other areas. The engineer inspected the catwalk and required the entire 5th floor catwalk on the north side to be removed and replaced. The 1st 40’ of the catwalk starting from 508 has been removed and the next 40’ will be removed this week. After which the catwalk will be formed, rebar replaced and is targeted to be poured on the 17th . That section of the catwalk is expected to be reopened after the 7 day cure period and the temporary railings are installed which is estimated to be the 25th . The 1st 80 of the 4th floor catwalk will then be worked on followed by the 3rd floor catwalk. When they are completed, the swing stages will be moved to the remaining unrepaired catwalks on the North side.
The 5th floor catwalk was an unexpected development and will likely cause the completion of the project to be delayed.
PAINTING
The painters are making good progress. The swing stage has been moved to the stack 6 window wall and they will be painting that wall along with the stack 7 balconies. They will continue to finalize the trim work on the stack 6 balconies as well. They are expected to be painting the stair tower by the end of the week.
Prepared and submitted by Terry Jones.
Construction Update (09/03/2025)
Images courtesy of Danielle Sielatycki...
CONCRETE
Stack 8 West window wall – Finalize this week with stucco. Swing stage will then be used to repair the 1 st 4’ of catwalk on the 5th , 4th and 3rd floors. After which it will be moved to the 2nd position on the catwalk. (~ 9/10)
Stack 8 North wall
Finalize 2nd floor beam and column repairs. Begin 3rd floor column and beam repairs. There may also be some window repairs needed on the 3rd floor.
Catwalks
The 2nd swing stage will begin to work on the 1 st 4’ of the catwalk starting on the 5th floor followed by the 4th and 3rd floor. Once completed that swing stage will be moved to the 2nd position. At that point the swing stages will cover 80’ of the catwalk. On the 5th floor there is significant edging repair to occur on stack 7 & 6. Also, there is 32’ of catwalk that needs to be replaced outside of the 6 & 5 stack on the 5th floor. The 4th & 3rd floor catwalks will be repaired before the 32’ section of catwalk is removed and replaced because a solid footing is necessary to shore up the catwalks. Repairs to the concrete will be jack hammered out, rebar repaired and treated, concrete poured and covered with plywood to cure. It will be noisy and dirty on the catwalks as they make all the repairs. Sections of the catwalk will be closed during the day and possibly for a few days while the concrete cures. We will try to keep everyone informed.
PAINTING
The stack 3 window wall and balcony of stack 3 & 4 were finalized and the swing stage moved to stack 4 window wall last week. The stack 4 window wall and the stack 5 balcony were started last week will be finalized this week. The swing stage will then be moved to the stack 5 window wall which will allow the 5 stack window wall and the 6 stack balconies to be painted this week.
Stack 8 West window wall – Finalize this week with stucco. Swing stage will then be used to repair the 1 st 4’ of catwalk on the 5th , 4th and 3rd floors. After which it will be moved to the 2nd position on the catwalk. (~ 9/10)
Stack 8 North wall
Finalize 2nd floor beam and column repairs. Begin 3rd floor column and beam repairs. There may also be some window repairs needed on the 3rd floor.
Catwalks
The 2nd swing stage will begin to work on the 1 st 4’ of the catwalk starting on the 5th floor followed by the 4th and 3rd floor. Once completed that swing stage will be moved to the 2nd position. At that point the swing stages will cover 80’ of the catwalk. On the 5th floor there is significant edging repair to occur on stack 7 & 6. Also, there is 32’ of catwalk that needs to be replaced outside of the 6 & 5 stack on the 5th floor. The 4th & 3rd floor catwalks will be repaired before the 32’ section of catwalk is removed and replaced because a solid footing is necessary to shore up the catwalks. Repairs to the concrete will be jack hammered out, rebar repaired and treated, concrete poured and covered with plywood to cure. It will be noisy and dirty on the catwalks as they make all the repairs. Sections of the catwalk will be closed during the day and possibly for a few days while the concrete cures. We will try to keep everyone informed.
PAINTING
The stack 3 window wall and balcony of stack 3 & 4 were finalized and the swing stage moved to stack 4 window wall last week. The stack 4 window wall and the stack 5 balcony were started last week will be finalized this week. The swing stage will then be moved to the stack 5 window wall which will allow the 5 stack window wall and the 6 stack balconies to be painted this week.
Construction Update (08/26/2025)
CONCRETE RESTORATION
CATWALKS
The swing stage will be relocated to the catwalks at stack 7 on Monday 8/25. Work will begin on the 5th floor and then the 4th and 3rd floor. Repairs to the concrete will be jack hammered out, rebar repaired and treated, concrete poured and covered with plywood to cure. It will be noisy and dirty on the catwalks as they make all the repairs. The 2nd floor catwalk be removed and repoured after all of the above catwalks are repaired.
PAINTING
The window wall of stack 2 is completed. The stack 3 window wall and balcony of stack 3 & 4 will be finalized and the swing stage will move to stack 4 window wall. The stack 4 window wall and the stack 5 balcony will be painted this week. Painting on the south wall and balconies is expected to be completed by the end of September. The trim color will be painted during the week in some of the areas.
RAILINGS
Temporary railings are being removed from the balconies so the balconies can be painted and will be relocated on the catwalks where needed to allow those catwalks to be used. Core drilling by the railing company will begin after the south wall and balconies are painted. The swing stage will be moved to stack 6 window wall and stack 6 & 7 balconies will be core drilled in preparation for the balconies to be installed. The balconies will then be waterproofed followed by the installation of the railing. Each stack should take about a week for this process to be completed.
A contractors meeting occurred on Monday 8/25 to coordinate the finishing of the balconies. After the painters complete the painting of the South side of the building, the waterproofing and railings will then be installed starting on Stack 7 and finishing on Stack 1.
- Stack 9 South window wall – completed. Swing stage moved to do Catwalks 8/25.
- Stack 8 West window wall – Repairs will take place this week. Headers, sills, beams, etc. Scratch coat and stucco to follow.
- Stack 8 North wall – 2nd floor columns 1 & 3 are fully repaired – exterior and interior. Beam repair to occur between the 1st & 2nd floors. Followed by repairs to columns 2 & 4 on the second floor.
- Southeast Stairwell – needs to be cleaned and then should be ready for use until paint occurs. Temporary railings were installed on the catwalk leading to the stairwell.
- 307 sliding door opening will be sized for the new slider this week.
CATWALKS
The swing stage will be relocated to the catwalks at stack 7 on Monday 8/25. Work will begin on the 5th floor and then the 4th and 3rd floor. Repairs to the concrete will be jack hammered out, rebar repaired and treated, concrete poured and covered with plywood to cure. It will be noisy and dirty on the catwalks as they make all the repairs. The 2nd floor catwalk be removed and repoured after all of the above catwalks are repaired.
PAINTING
The window wall of stack 2 is completed. The stack 3 window wall and balcony of stack 3 & 4 will be finalized and the swing stage will move to stack 4 window wall. The stack 4 window wall and the stack 5 balcony will be painted this week. Painting on the south wall and balconies is expected to be completed by the end of September. The trim color will be painted during the week in some of the areas.
RAILINGS
Temporary railings are being removed from the balconies so the balconies can be painted and will be relocated on the catwalks where needed to allow those catwalks to be used. Core drilling by the railing company will begin after the south wall and balconies are painted. The swing stage will be moved to stack 6 window wall and stack 6 & 7 balconies will be core drilled in preparation for the balconies to be installed. The balconies will then be waterproofed followed by the installation of the railing. Each stack should take about a week for this process to be completed.
A contractors meeting occurred on Monday 8/25 to coordinate the finishing of the balconies. After the painters complete the painting of the South side of the building, the waterproofing and railings will then be installed starting on Stack 7 and finishing on Stack 1.
Images below courtesy of Donna Legband from August 22, 2025...
Construction Update (08/18/2025)
CONCRETE
Stack 9 South window wall – All repairs have been made and the scratch coat started. Stucco will be applied this week. Should complete by 8/20. Swing stage to move to Catwalks 8/21.
Stack 8 West window wall – Stucco was extremely damaged from water intervention and needed to be removed. Significant repairs to the headers, sills, columns and beams. Repairs being made this week with stucco being applied next week.
Stack 8 North Wall – 1st floor columns completed outside and inside.
2nd floor columns – 1st & 3rd columns are done. 2nd and 4th columns to be repaired this week. Next the beam between the 1st & 2nd floor will be repaired, followed by beam repair to the 3rd & 4th floors.
Catwalks
Based upon the schedule above and the planned move of the swing stage on 8/21, the work on the catwalks will begin on that day. They will begin on the 5th floor making the repairs to the concrete and the edging that is necessary. There may be sections of the catwalk closed at times and you may be required to use the Southeast stairwell to go up or down to the next floor as some of the work is completed. Except for a large section on the 5th floor and the entire 2nd floor, most repairs appear to be small areas that will be jack hammered out and repaired on the same day. Plywood will be placed over the repair so that we can still use the catwalk. The contractor is going to try to leave the railings in place and work around them so that the catwalks can still be used. Each swing stage covers 40’ so with 2 swing stages eventually in place there is as much as 80 feet that could be under repair at the same time.
PAINTING
Stack 1 is done and Stack 2 balcony area is done. They will be working on the bedroom windows of stack 2 and the lobby window wall – power washed, primed and painted. The next swing stage move will be to stack 3 window wall which should allow them to paint the window wall of stack 3 and the balconies of stack 3 & stack 4.
RAILINGS
Temporary railings are being removed from the balconies and are being placed on the catwalks where needed to allow those catwalks to be used. Core drilling by the railing company will begin shortly on the balconies to prepare them for waterproofing to be applied in the near future.
Hurricane Erin may have an effect on progress this week.
Stack 9 South window wall – All repairs have been made and the scratch coat started. Stucco will be applied this week. Should complete by 8/20. Swing stage to move to Catwalks 8/21.
Stack 8 West window wall – Stucco was extremely damaged from water intervention and needed to be removed. Significant repairs to the headers, sills, columns and beams. Repairs being made this week with stucco being applied next week.
Stack 8 North Wall – 1st floor columns completed outside and inside.
2nd floor columns – 1st & 3rd columns are done. 2nd and 4th columns to be repaired this week. Next the beam between the 1st & 2nd floor will be repaired, followed by beam repair to the 3rd & 4th floors.
Catwalks
Based upon the schedule above and the planned move of the swing stage on 8/21, the work on the catwalks will begin on that day. They will begin on the 5th floor making the repairs to the concrete and the edging that is necessary. There may be sections of the catwalk closed at times and you may be required to use the Southeast stairwell to go up or down to the next floor as some of the work is completed. Except for a large section on the 5th floor and the entire 2nd floor, most repairs appear to be small areas that will be jack hammered out and repaired on the same day. Plywood will be placed over the repair so that we can still use the catwalk. The contractor is going to try to leave the railings in place and work around them so that the catwalks can still be used. Each swing stage covers 40’ so with 2 swing stages eventually in place there is as much as 80 feet that could be under repair at the same time.
PAINTING
Stack 1 is done and Stack 2 balcony area is done. They will be working on the bedroom windows of stack 2 and the lobby window wall – power washed, primed and painted. The next swing stage move will be to stack 3 window wall which should allow them to paint the window wall of stack 3 and the balconies of stack 3 & stack 4.
RAILINGS
Temporary railings are being removed from the balconies and are being placed on the catwalks where needed to allow those catwalks to be used. Core drilling by the railing company will begin shortly on the balconies to prepare them for waterproofing to be applied in the near future.
Hurricane Erin may have an effect on progress this week.
Painting Images (08/15/2025)
Courtesy of Marie Minardi and Juan Torrejon...
Construction Update (08/12/2025)
Southeast Wall
Completed. Swing stage moved to Stack 8 West window wall. Stack 9 South window wall – Column repairs were more than expected, 3 more areas to repair then scratch coat applied. Windows for 209 and 509 planned to be installed on Thursday/Friday. Final stucco to be applied. Swing stage to be moved to Catwalks 8/18.
Stack 8 West Window Wall
Shutters removed and wall repairs to be made and concluded by 8/15. Possible delay if corner column or window sills/headers need repairs. Move swing stage to catwalks 8/15.
Stack 8 North Wall
Started to repair columns on the 1st floor. 1st column done on exterior. 2nd & 4th columns on exterior started on Monday. After exterior is done, the interior will be addressed for each of the columns. When the 1st floor is completed, they will repeat the process on the 2nd floor. After all the columns are repaired, the beams will be repaired where necessary.
Catwalks
Based upon the schedule above and the planned moving of the swing stages on 8/18, the work on the catwalks will begin early next week, Monday or Tuesday. They will begin on the 5th floor making the repairs to the concrete and the edging that is necessary. There may be sections of the catwalk closed at times and you may be required to use the Southeast stairwell to go up or down to the next floor as some of the work is completed. Except for a large section on the 5th floor and the entire 2nd floor, most repairs appear to be small areas that will be jack hammered out and repaired on the same day. Plywood will be placed over the repair so that we can still use the catwalk. The contractor is going to try to leave the railings in place and work around them so that the catwalks can still be used. Each swing stage covers 40’ so with 2 swing stages in place there is as much as 80 feet that could be under repair at the same time.
Painting
The South wall of stack 1 was completed on Friday. The swing stage will be moved to the East side of stack 1 and the walls will be power washed, primed and painted. Since the balconies are accessible from the swing stage, they will be done at the same time as the window wall of stack 1. The next move of the swing stage will be to the bedroom wall of stack 2 and the lobby wall. The process above will be repeated.
Sewer Line
The contractor started working on the problem area on Tuesday and the good news is that it does not appear to be as bad as it could have been. They hope to conclude their work on Wednesday or Thursday.
Completed. Swing stage moved to Stack 8 West window wall. Stack 9 South window wall – Column repairs were more than expected, 3 more areas to repair then scratch coat applied. Windows for 209 and 509 planned to be installed on Thursday/Friday. Final stucco to be applied. Swing stage to be moved to Catwalks 8/18.
Stack 8 West Window Wall
Shutters removed and wall repairs to be made and concluded by 8/15. Possible delay if corner column or window sills/headers need repairs. Move swing stage to catwalks 8/15.
Stack 8 North Wall
Started to repair columns on the 1st floor. 1st column done on exterior. 2nd & 4th columns on exterior started on Monday. After exterior is done, the interior will be addressed for each of the columns. When the 1st floor is completed, they will repeat the process on the 2nd floor. After all the columns are repaired, the beams will be repaired where necessary.
Catwalks
Based upon the schedule above and the planned moving of the swing stages on 8/18, the work on the catwalks will begin early next week, Monday or Tuesday. They will begin on the 5th floor making the repairs to the concrete and the edging that is necessary. There may be sections of the catwalk closed at times and you may be required to use the Southeast stairwell to go up or down to the next floor as some of the work is completed. Except for a large section on the 5th floor and the entire 2nd floor, most repairs appear to be small areas that will be jack hammered out and repaired on the same day. Plywood will be placed over the repair so that we can still use the catwalk. The contractor is going to try to leave the railings in place and work around them so that the catwalks can still be used. Each swing stage covers 40’ so with 2 swing stages in place there is as much as 80 feet that could be under repair at the same time.
Painting
The South wall of stack 1 was completed on Friday. The swing stage will be moved to the East side of stack 1 and the walls will be power washed, primed and painted. Since the balconies are accessible from the swing stage, they will be done at the same time as the window wall of stack 1. The next move of the swing stage will be to the bedroom wall of stack 2 and the lobby wall. The process above will be repeated.
Sewer Line
The contractor started working on the problem area on Tuesday and the good news is that it does not appear to be as bad as it could have been. They hope to conclude their work on Wednesday or Thursday.
Images courtesy of Fred Bashara...
Construction Update (08/04/2025)
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Concrete Restoration
Painting Supplies and Materials were delivered on Friday. Swing stage to be installed on Monday on the South of Stack 1. The wall will be power washed followed by a primer and then a finish coat of paint. When completed the swing stage will be moved to Stack 1 East window wall and the same process will occur. That process will continue until everything is painted on the South side of the building. If rain occurs, the painters will move to prepare and paint the interior walls of the lobbies and Northwest stairwell. Sewer Line The sewer line from the lift station to the road is damaged and in need of repair. The workers are going to begin digging down to the line on Monday. There will be a vacuum truck in place to remove current sewage so you will still be able to use your toilets but we are asking you to minimize the use of other water. Please delay the use of washing machines until the repair is complete. |
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Drone Images from (07/05/2025)
Courtesy of Juan Torrejon, Condo #404
Construction Update (06/23/2025)
Until the shoring plan is completed and approved by the town and the engineer of record, we are unable to make the repairs necessary on the North wall of stack 8. In the interim, the concrete contractor is addressing other areas that can be worked on without a swing stage. The East side of stack 8 & 9 have had the stucco removed and are being made ready to have the balconies removed. The Southwest stairwell has had the window blocks removed and the catwalks have had the preliminary grinding completed along the wall.
The shoring plan is expected to be completed this Thursday so that the town and engineer of record can approve. The delay is because of the damaged columns found on the East side of 108 and 109. After removing the stucco in those areas, it was discovered that the columns are significantly degraded similar to those of the North wall of stack 8. As such, shoring on the North and East interior sides needs to occur while the repairs to those columns take place. Unfortunately, these repairs are going to take several months to complete, are unplanned and will result in an additional assessment.
The Southeast stairwell exterior wall has had the stucco removed as well as the block windows. The headers and sills have been repaired, framed out and poured. The frames have been removed and the new window blocks will be installed after the stucco is completed on that wall. The stack 9 South window wall will be worked on by the end of this week. Next week, after the stucco is removed, some of the windows may need to be removed if their headers need repair. The process is stucco removed, windows reinforced, header and sills repaired, scratch coat applied, new windows installed and stucco applied. After the scratch coat is applied, the new windows will be able to be installed in stack 9.
The catwalks from the Southeast stairwell to stack 8 will continue to be repaired and remain closed. The railings have been removed and the old railing pockets are being repaired and filled. The middle of the catwalks will now be subject to grinding so that all the paint can be removed and the concrete inspected. Repairs will occur where necessary.
After the above catwalks are repaired, the South side of the exterior of the stairwell will have the stucco removed, concrete repairs made and stucco applied. The first swing stage available will be moved to the kitchen window wall of stack 8. After the Southeast stairwell is completed, the remaining swing stage will be moved to the North catwalks and the repairs on the catwalks will begin. That should be in 3-4 weeks depending on the repairs necessary in the stairwell area addressed above. That means by the 2nd half of July the work should begin on North catwalks starting on the 5th floor of the 7 stack. Each swing stage will cover a 40’ section of the catwalk.
We will provide an update on the painting and balcony railing installation soon.
The shoring plan is expected to be completed this Thursday so that the town and engineer of record can approve. The delay is because of the damaged columns found on the East side of 108 and 109. After removing the stucco in those areas, it was discovered that the columns are significantly degraded similar to those of the North wall of stack 8. As such, shoring on the North and East interior sides needs to occur while the repairs to those columns take place. Unfortunately, these repairs are going to take several months to complete, are unplanned and will result in an additional assessment.
The Southeast stairwell exterior wall has had the stucco removed as well as the block windows. The headers and sills have been repaired, framed out and poured. The frames have been removed and the new window blocks will be installed after the stucco is completed on that wall. The stack 9 South window wall will be worked on by the end of this week. Next week, after the stucco is removed, some of the windows may need to be removed if their headers need repair. The process is stucco removed, windows reinforced, header and sills repaired, scratch coat applied, new windows installed and stucco applied. After the scratch coat is applied, the new windows will be able to be installed in stack 9.
The catwalks from the Southeast stairwell to stack 8 will continue to be repaired and remain closed. The railings have been removed and the old railing pockets are being repaired and filled. The middle of the catwalks will now be subject to grinding so that all the paint can be removed and the concrete inspected. Repairs will occur where necessary.
After the above catwalks are repaired, the South side of the exterior of the stairwell will have the stucco removed, concrete repairs made and stucco applied. The first swing stage available will be moved to the kitchen window wall of stack 8. After the Southeast stairwell is completed, the remaining swing stage will be moved to the North catwalks and the repairs on the catwalks will begin. That should be in 3-4 weeks depending on the repairs necessary in the stairwell area addressed above. That means by the 2nd half of July the work should begin on North catwalks starting on the 5th floor of the 7 stack. Each swing stage will cover a 40’ section of the catwalk.
We will provide an update on the painting and balcony railing installation soon.
Construction Images (06/20/2025)
Construction Update (06/16/2025)
The shoring plan has been delayed because it took the town time to find the original structural drawings. The engineer now has what is needed for him to move forward and the contractor expects drawings by Friday of this week.
Stack 7 is now completed and the swing stage was moved to SE stairwell catwalks to begin the grinding of those catwalks on Monday and Tuesday and the subsequent determination of repairs needed.
The other swing stage has been moved from stack 4 to stack 9 window wall/Southeast stairwell to work on both walls. The headers and sills of the block openings are in bad shape and will require more repairs than planned. To keep the project moving, the workers are doing preliminary work on the East side of Stack 8 & 9 – shutters removed, stucco removed around sliders and windows, etc.
The North Catwalks will have grinding of the edges begin this week. The Southwest stairwell will have the window blocks removed with repairs to the headers and sills begin.
We will have more information about the catwalk process, temporary closures, and timing soon.
Stack 7 is now completed and the swing stage was moved to SE stairwell catwalks to begin the grinding of those catwalks on Monday and Tuesday and the subsequent determination of repairs needed.
The other swing stage has been moved from stack 4 to stack 9 window wall/Southeast stairwell to work on both walls. The headers and sills of the block openings are in bad shape and will require more repairs than planned. To keep the project moving, the workers are doing preliminary work on the East side of Stack 8 & 9 – shutters removed, stucco removed around sliders and windows, etc.
The North Catwalks will have grinding of the edges begin this week. The Southwest stairwell will have the window blocks removed with repairs to the headers and sills begin.
We will have more information about the catwalk process, temporary closures, and timing soon.
Major Construction Update (06/02/2025)
The concrete contractor began removing the stucco on the North window wall of Stack 8 and unfortunately found significant damage to all the columns holding up the wall. There are 4 columns that are in that wall, each about 10’-12’ apart and about 18” thick. The concrete and rebar are damaged so bad that the wall needs to be shored up before any further concrete work can be done. The Special Inspector engineer (SI) needs to develop a shoring plan and submit it to the city for approval. Then a concrete repair plan for the columns needs to be developed by the Engineer of Record (EOR). In the interim, the contactor has installed temporary pole shoring in each of the units where the columns are located. This design and approval process is going to take several weeks to complete and the work on the North wall of Stack 8 has been halted until all plans are prepared, reviewed and approved. This is a significant repair that is going to have a significant cost. As soon as the numbers are available, we will share with all. Below is an excerpt from the email received from the concrete contractor. As discussed over the phone, we have uncovered severe damage to the structural columns of the north wall on stack 8. There are 4 total columns and each has full depth spalling at multiple floors. The special inspector had us install temporary pole shores while a shoring plan is developed to allow repairs to the existing columns. The next steps are,
1. Emergency shoring plan for all 5 floors by structural engineer. (3d scan happening today)
2. Engineer of record to make site visit to design repair plan
3. Submit shoring plan to city for approval
4. Install shoring per plan
5. Inspection of shoring by engineer and city
6. Start column repairs as per engineer of records detail.
This will be a slow process. Time frame will depend on the shoring plan and the engineer calculations on how much of a column can be removed and repaired at once. Expected delay of at least 2 months once repairs are started.
While we wait for the plans to be finalized, the contractor is moving up the work on the catwalks from the Southeast stairway to the 8 Stack. While this work is being completed the Southeast stairwell will be closed and the catwalks being worked on will have limited use by just the owners of those units. The railings will be removed and the catwalks will be ground down to determine the extent of the repairs necessary to those catwalks. The temporary railings will then be installed on the South side of those catwalks until they are finalized. The swing stage on stack 7 window wall will be relocated to the catwalks discussed above to be able to work on those catwalks. The swing stage that had to be relocated to the window wall on Stack 4 to repair the header and sills on the bedroom window of 504 will need to stay there until the new window is installed and the stucco is repaired. When completed, that swing stage will move to Stack 9 South window wall. The South window wall and the exterior of the East stairway wall will be repaired at the same time. That stairway will remain closed until all those repairs are completed.
1. Emergency shoring plan for all 5 floors by structural engineer. (3d scan happening today)
2. Engineer of record to make site visit to design repair plan
3. Submit shoring plan to city for approval
4. Install shoring per plan
5. Inspection of shoring by engineer and city
6. Start column repairs as per engineer of records detail.
This will be a slow process. Time frame will depend on the shoring plan and the engineer calculations on how much of a column can be removed and repaired at once. Expected delay of at least 2 months once repairs are started.
While we wait for the plans to be finalized, the contractor is moving up the work on the catwalks from the Southeast stairway to the 8 Stack. While this work is being completed the Southeast stairwell will be closed and the catwalks being worked on will have limited use by just the owners of those units. The railings will be removed and the catwalks will be ground down to determine the extent of the repairs necessary to those catwalks. The temporary railings will then be installed on the South side of those catwalks until they are finalized. The swing stage on stack 7 window wall will be relocated to the catwalks discussed above to be able to work on those catwalks. The swing stage that had to be relocated to the window wall on Stack 4 to repair the header and sills on the bedroom window of 504 will need to stay there until the new window is installed and the stucco is repaired. When completed, that swing stage will move to Stack 9 South window wall. The South window wall and the exterior of the East stairway wall will be repaired at the same time. That stairway will remain closed until all those repairs are completed.
Updated Construction Schedule (05/12/2025)
| 2025-may-12-long-term-construction-plan.pdf |
Attached is a summary of the Long-Term Schedule of work that our concrete contractor, William Gannon, put together at my request. He projects that the job will conclude before the end of December, however, there is always Murphy’s Law. Please remember that this is an estimate and it is only for the concrete work. The painting, waterproofing and railings need to be completed after the concrete is finalized.
Please note that the North window wall of stack 108 will be addressed shortly as well as the Southeast window wall of stack 109. Once those are completed all windows will be able to be installed which should occur before the end of July. The East sliders and windows of stack 108 and 109 will not be able to be installed until the concrete work is completed in that section, sometime in December.
Thank you for your understanding during this complicated, noisy, and dirty but necessary process. There is light at the end of the tunnel.
Please note that the North window wall of stack 108 will be addressed shortly as well as the Southeast window wall of stack 109. Once those are completed all windows will be able to be installed which should occur before the end of July. The East sliders and windows of stack 108 and 109 will not be able to be installed until the concrete work is completed in that section, sometime in December.
Thank you for your understanding during this complicated, noisy, and dirty but necessary process. There is light at the end of the tunnel.
Paint Colors Approved (04/30/2025)
The two main colors have been voted on and approved by the Jade Beach East homeowners (42-2) and unanimously accepted by the JBVA, Inc. Board of Directors on April 30, 2025.
1. SW Eider White (Primary Building Color & Interior Lobbys/Stairwells) = SW7014*
2. SW Underseas (Trim/Accent/Balcony Edges/Top Building Edge/Logo) = SW6214*
2. SW Underseas (Trim/Accent/Balcony Edges/Top Building Edge/Logo) = SW6214*
Associated Colors/Design:
- SW Colonnade Gray (Catwalk, Balcony Tops, & Stairs) = SW7641
- SW Ceiling Bright White (Ceilings over Catwalks) = SW7007
- The contractor will be applying a Sika Waterproof Primer for catwalks, balconies, and stairs.
Updated Construction Schedule (03/17/25)
Week of March 17, 2025
Week of March 24, 2025
5 Stack window wall
Week of March 31, 2025
- 5 stack window wall. Dowel & Install rebar, form & pour concrete. 03/17-03/25
- 405 Beam, floor & ceiling - remove bad concrete, repair rebar, pour concrete = 1.5 weeks - 03/17-03/26
- 304 Door opening - Form Beam & Pour
- 504 Door removed - Opening prepared
Week of March 24, 2025
- 303 Door removed - Opening prepared, Plug.
5 Stack window wall
- 205 BR window removed 03/24, header repaired, Plug.
- 505 BR window removed 03/24, header repaired
- 305 & 405 Window sill repair & pour
- 3-4 stack swing stage moved to 6 stack balcony wall (03/27)
- 506 Balcony removed (03/28), repair rebar, form, pour (2 weeks)
Week of March 31, 2025
- 5 stack - finish stucco
- 5 stack - swing stage moved to 7 stack balcony wall (04/04)
- 507 Balcony removed, repair rebar, form, pour (2 weeks)
Update: February 11, 2025
Concrete Restoration Team Lunch
The Concrete Restoration Team continues their hard work for our community. This is really demanding and physical work by the crew on-site. Our residents have continuously opened their arms and provided water and snacks. Today, Tom Kerwin, Mark Morse, and Fred Bashara, Sr. made lunch and provided ice cream treats for the team.
Update: January 22, 2025
Color Design Update - CLICK HERE!
Construction Images (01/06/2025)
Construction Images (12/08/2024)
Images courtesy of Juan Torrejon from condo #404
Tiki & Pool Update (11/18/2024)
Good Morning Everyone,
I hope everyone is well and getting ready to head down to JBE. It will be noisy for a while longer, but the warmth is really better than the cold.
We noticed that the Tiki hut is leaning and has dropped on the Western end. Further investigation found it infested with termites. We obtained bids for its replacement ranging from $3500 to $7500. The original supports were just put into sand, and the contractors will be using concrete for better support. It will be constructed higher, a bit longer, and wider, with only four main supports rather than six. The supports will be thicker and allow for a more wide open space. Portions of the deck will have to be removed before the supports can be installed. Further examination has revealed that the deck supports and areas of the decking are severely rotten. The entire deck should be removed instead of installing wood again, which will rot but also need constant repair, as it has over the years. A new concrete patio will cost no more than wood but will require nearly zero maintenance. It will be colored, stamped, and sealed. The cost will be $18,000, including the Tiki replacement cost. We want to commence immediately. It will take one to two weeks to complete.
Also, I am sad to report that our pool heater has passed away after over four years of dedicated service. There won't be any calling hours, and no donations are requested. The cost to replace has been estimated at around $5000-$6000. Bids are being secured. We are looking into installing a heat pump rather than a gas replacement. We use almost $7000 of gas annually. Of course, it will use electricity, but nowhere near as much as we are spending currently on gas. Once we receive all the bids, we will proceed with the replacement.
We'd like your vocal support to proceed as soon as possible so we can keep using the Tiki and pool. Please respond by email so we can proceed quickly.
RESPOND TO THE BOARD - CLICK HERE!
Annie, Terry and Fred
I hope everyone is well and getting ready to head down to JBE. It will be noisy for a while longer, but the warmth is really better than the cold.
We noticed that the Tiki hut is leaning and has dropped on the Western end. Further investigation found it infested with termites. We obtained bids for its replacement ranging from $3500 to $7500. The original supports were just put into sand, and the contractors will be using concrete for better support. It will be constructed higher, a bit longer, and wider, with only four main supports rather than six. The supports will be thicker and allow for a more wide open space. Portions of the deck will have to be removed before the supports can be installed. Further examination has revealed that the deck supports and areas of the decking are severely rotten. The entire deck should be removed instead of installing wood again, which will rot but also need constant repair, as it has over the years. A new concrete patio will cost no more than wood but will require nearly zero maintenance. It will be colored, stamped, and sealed. The cost will be $18,000, including the Tiki replacement cost. We want to commence immediately. It will take one to two weeks to complete.
Also, I am sad to report that our pool heater has passed away after over four years of dedicated service. There won't be any calling hours, and no donations are requested. The cost to replace has been estimated at around $5000-$6000. Bids are being secured. We are looking into installing a heat pump rather than a gas replacement. We use almost $7000 of gas annually. Of course, it will use electricity, but nowhere near as much as we are spending currently on gas. Once we receive all the bids, we will proceed with the replacement.
We'd like your vocal support to proceed as soon as possible so we can keep using the Tiki and pool. Please respond by email so we can proceed quickly.
RESPOND TO THE BOARD - CLICK HERE!
Annie, Terry and Fred
Construction Update (11/13/2024)
As we reported last month there is progress but it is slow.
The concrete contractor is still working on stacks 1 - 4. An additional swing stage was added in the beginning of October as well as an additional crew in an effort to move things a little faster.
There has been significant work required on reinforcing the windows and doors. That is now completed on stacks 1 - 4. The contractor is now in the process of replacing the balconies. The balconies of 301 - 302 and 403 - 404 were poured on 10/28. They need a week to cure and then the forms will be removed. The concrete on the balconies then needs additional time to final cure before they can be used for support. Once cured, the supports will be installed so that the next balcony can be removed.
Once the balcony is removed the rebar is installed and the forms for pouring the concrete will be built. That process takes about 2 weeks. The engineer must then inspect the rebar and forms before they are poured. When the balcony is being poured the concrete is being sampled for testing.
Balconies 501 - 502 and 503 - 504 are in process as this report is being prepared. Balconies 401 and potentially 402 will be removed and replaced immediately after.
The next process is to prepare the support around the sliding glass doors. As explained in the last update, the hurricane sliding glass doors must be attached to concrete on all 4 sides. Several of the sliders on stack 1 & 2 had hurricane doors installed and supported correctly but there are 2 that will need to be corrected. After that is completed, the living room walls will have stucco applied. Any remaining new hurricane windows will then be installed and stacks 1 & 2 will be ready for paint, the balconies waterproofed and the railings installed.
Stacks 3 & 4 are going to require additional work around the old non-hurricane sliding doors. The new hurricane sliding doors are equal to or larger than the existing sliders but do not fill the entire space. There will be a temporary dust wall installed inside the condo, the slider will be removed and the excess space will be filled with concrete and/or concrete block along with rebar to fit the opening of your new hurricane door. Unfortunately, the area around the door on the inside is going to be damaged and need repair after everything is completed.
After the stucco is completed and all the new hurricane doors and windows are installed, Stacks 3 & 4 will be ready for paint, the balconies waterproofed and the railings installed.
As recommended previously, the screens should be removed from all doors and windows and stored inside until the concrete work is completed and the painting is finalized on your stack. In addition, make sure that when the condo is cleaned the dirty water is dumped outside where we wash the cars. DO NOT dump the dirty water down the sink or toilet as the concrete dust when water is added turn back into concrete that will clog our system which will be very expensive to correct.
The concrete work on stacks 1 - 4 should be completed around the end of the year. After which, stacks 5 -7 will have the concrete work started and go through the same process as explained for stacks 1 - 4. This section is expected to take a minimum of 60-90 days.
In addition to the work being done on the south and east side, the windows on the north and west side also need to be structurally reinforced as explained before. For now, only the bedroom windows which are larger are being reinforced. As of 10/31, the majority of the 1st floor have been reinforced and are being filled with concrete.
It is important to point out that the structural support to the windows and doors, the filling of the excess space on the sliding doors, the additional balcony removal and the electrical work necessary to replace the rusted-out conduit and boxes were not in the initial bid because they were not discovered until the construction began. The work is required to be done and will require an additional special assessment as soon as a reasonable estimate can be determined. Because the additional concrete work requires additional time to complete, the board anticipates that any additional assessment will occur similar to the current assessment by extending the current payments for a few additional months.
Thank you for your patience and understanding.
The concrete contractor is still working on stacks 1 - 4. An additional swing stage was added in the beginning of October as well as an additional crew in an effort to move things a little faster.
There has been significant work required on reinforcing the windows and doors. That is now completed on stacks 1 - 4. The contractor is now in the process of replacing the balconies. The balconies of 301 - 302 and 403 - 404 were poured on 10/28. They need a week to cure and then the forms will be removed. The concrete on the balconies then needs additional time to final cure before they can be used for support. Once cured, the supports will be installed so that the next balcony can be removed.
Once the balcony is removed the rebar is installed and the forms for pouring the concrete will be built. That process takes about 2 weeks. The engineer must then inspect the rebar and forms before they are poured. When the balcony is being poured the concrete is being sampled for testing.
Balconies 501 - 502 and 503 - 504 are in process as this report is being prepared. Balconies 401 and potentially 402 will be removed and replaced immediately after.
The next process is to prepare the support around the sliding glass doors. As explained in the last update, the hurricane sliding glass doors must be attached to concrete on all 4 sides. Several of the sliders on stack 1 & 2 had hurricane doors installed and supported correctly but there are 2 that will need to be corrected. After that is completed, the living room walls will have stucco applied. Any remaining new hurricane windows will then be installed and stacks 1 & 2 will be ready for paint, the balconies waterproofed and the railings installed.
Stacks 3 & 4 are going to require additional work around the old non-hurricane sliding doors. The new hurricane sliding doors are equal to or larger than the existing sliders but do not fill the entire space. There will be a temporary dust wall installed inside the condo, the slider will be removed and the excess space will be filled with concrete and/or concrete block along with rebar to fit the opening of your new hurricane door. Unfortunately, the area around the door on the inside is going to be damaged and need repair after everything is completed.
After the stucco is completed and all the new hurricane doors and windows are installed, Stacks 3 & 4 will be ready for paint, the balconies waterproofed and the railings installed.
As recommended previously, the screens should be removed from all doors and windows and stored inside until the concrete work is completed and the painting is finalized on your stack. In addition, make sure that when the condo is cleaned the dirty water is dumped outside where we wash the cars. DO NOT dump the dirty water down the sink or toilet as the concrete dust when water is added turn back into concrete that will clog our system which will be very expensive to correct.
The concrete work on stacks 1 - 4 should be completed around the end of the year. After which, stacks 5 -7 will have the concrete work started and go through the same process as explained for stacks 1 - 4. This section is expected to take a minimum of 60-90 days.
In addition to the work being done on the south and east side, the windows on the north and west side also need to be structurally reinforced as explained before. For now, only the bedroom windows which are larger are being reinforced. As of 10/31, the majority of the 1st floor have been reinforced and are being filled with concrete.
It is important to point out that the structural support to the windows and doors, the filling of the excess space on the sliding doors, the additional balcony removal and the electrical work necessary to replace the rusted-out conduit and boxes were not in the initial bid because they were not discovered until the construction began. The work is required to be done and will require an additional special assessment as soon as a reasonable estimate can be determined. Because the additional concrete work requires additional time to complete, the board anticipates that any additional assessment will occur similar to the current assessment by extending the current payments for a few additional months.
Thank you for your patience and understanding.
Construction Update (10/31/2024)
There are several items that you need to understand about the construction project that is currently underway.
1. Screens. If you have screens in your windows and or your sliding door, you need to remove them and store them inside until the concrete work is concluded. The reason for this is that the concrete dust that is occurring during the ongoing work will damage the screen. Please remove and store them at your earliest convenience.
2. Windows. If you ordered windows through SafeGuard more than 6 weeks ago, then your windows are in and are being stored in their warehouse. We have asked them to store them until your tower has had its concrete work completed to avoid any damage to the windows and screens from the concrete dust. The concrete dust when it mixes with water(rain) becomes almost as hard as the original concrete.
SafeGuard has been very cooperative with the JBE Board and the concrete contractor as the work progresses. SafeGuard would like to install the windows, however, the Board has asked them to delay the installation to protect the windows and screens.
3. Sliding Doors new. If you are having a new sliding door installed then in all likelihood there will be damage that will need repair on the inside your condo. The reason for this is because the hurricane door is required to be secured to concrete on all 4 sides and unfortunately, the existing door was not installed in that manner. The old door had the excess space filled with 2x4's, wire and stucco. As such, the excess space, if any, will be filled with concrete block and/or concrete as well as rebar to provide additional structural support. The new hurricane door will be secured to the concrete with 5 ½" stainless steel tapcons on all 4 sides.
4. Sliding Doors previously installed. If your condo had a hurricane sliding door previously installed, in all likelihood, the door was not properly installed because it was not properly secured to concrete on all 4 sides as discussed above. As such, the concrete contractor will be removing the excess filler and replacing it with concrete block, concrete and rebar in order to meet code. Therefore, there may also be damage in your interior that will need to be repaired as we discussed in the last letter.
5. Condo Interior. I remind you that the interior of your condo will NOT be as clean as you left it. Although all contractors try to keep the interior clean, the winds at JBE have been unusually strong and the concrete dust is very fine. That combination results in a dusty interior of your condo no matter how hard the contractors try to avoid it. The condo is going to have to be cleaned before use. As a reminder, do NOT allow anyone to dispose of the dirty water through our sewage collection system as it will cause a real problem in the pipes. Make sure the dirty water is dumped outside is the area where the cars are cleaned.
6. Visits during the winter months. The construction is going to continue to occur throughout the winter months in Florida. Everyone wants to get away from the northern cold but JBE will not be the same this year. Please schedule any visits remembering that the contractors will continue to work whether you are visiting or not. We cannot change their work schedule. It is noisy, dirty and lacks privacy especially if they are working outside your condo. If you come to JBE, plan on being out of the building from 8 AM to 4 PM Monday through Friday to minimize the adverse effects of the construction project.
1. Screens. If you have screens in your windows and or your sliding door, you need to remove them and store them inside until the concrete work is concluded. The reason for this is that the concrete dust that is occurring during the ongoing work will damage the screen. Please remove and store them at your earliest convenience.
2. Windows. If you ordered windows through SafeGuard more than 6 weeks ago, then your windows are in and are being stored in their warehouse. We have asked them to store them until your tower has had its concrete work completed to avoid any damage to the windows and screens from the concrete dust. The concrete dust when it mixes with water(rain) becomes almost as hard as the original concrete.
SafeGuard has been very cooperative with the JBE Board and the concrete contractor as the work progresses. SafeGuard would like to install the windows, however, the Board has asked them to delay the installation to protect the windows and screens.
3. Sliding Doors new. If you are having a new sliding door installed then in all likelihood there will be damage that will need repair on the inside your condo. The reason for this is because the hurricane door is required to be secured to concrete on all 4 sides and unfortunately, the existing door was not installed in that manner. The old door had the excess space filled with 2x4's, wire and stucco. As such, the excess space, if any, will be filled with concrete block and/or concrete as well as rebar to provide additional structural support. The new hurricane door will be secured to the concrete with 5 ½" stainless steel tapcons on all 4 sides.
4. Sliding Doors previously installed. If your condo had a hurricane sliding door previously installed, in all likelihood, the door was not properly installed because it was not properly secured to concrete on all 4 sides as discussed above. As such, the concrete contractor will be removing the excess filler and replacing it with concrete block, concrete and rebar in order to meet code. Therefore, there may also be damage in your interior that will need to be repaired as we discussed in the last letter.
5. Condo Interior. I remind you that the interior of your condo will NOT be as clean as you left it. Although all contractors try to keep the interior clean, the winds at JBE have been unusually strong and the concrete dust is very fine. That combination results in a dusty interior of your condo no matter how hard the contractors try to avoid it. The condo is going to have to be cleaned before use. As a reminder, do NOT allow anyone to dispose of the dirty water through our sewage collection system as it will cause a real problem in the pipes. Make sure the dirty water is dumped outside is the area where the cars are cleaned.
6. Visits during the winter months. The construction is going to continue to occur throughout the winter months in Florida. Everyone wants to get away from the northern cold but JBE will not be the same this year. Please schedule any visits remembering that the contractors will continue to work whether you are visiting or not. We cannot change their work schedule. It is noisy, dirty and lacks privacy especially if they are working outside your condo. If you come to JBE, plan on being out of the building from 8 AM to 4 PM Monday through Friday to minimize the adverse effects of the construction project.
Construction Update (10/24/2024)
10/24/2024 - Voting Results for Building Color
From: Gina Wright <[email protected]>
Sent: Thursday, October 24, 2024 8:05 AM
To: Terry Jones <[email protected]>
Subject: RE: Paint Vote
Good morning, Terry,
Painting vote:
31 Yes
4 No
Thank you,
Gina Wright
Administrative Assistant
Oxygen Association Services, LLC
361 E. Hillsboro Blvd. Deerfield Beach, FL 33441
Ph:561-999-9701 Ext. 102
Sent: Thursday, October 24, 2024 8:05 AM
To: Terry Jones <[email protected]>
Subject: RE: Paint Vote
Good morning, Terry,
Painting vote:
31 Yes
4 No
Thank you,
Gina Wright
Administrative Assistant
Oxygen Association Services, LLC
361 E. Hillsboro Blvd. Deerfield Beach, FL 33441
Ph:561-999-9701 Ext. 102
Residents of Jade Beach Villas East have voted in favor of a color change to the concept of "off-white" primary building color with a "magnolia" accent color for balconies/trim. The paint committee will be working with the designer to complete the process. You may view sample images below. Learn more - CLICK HERE!
Construction Update (10/14/2024)
Update from Terry Jones' Visit of 9/28 – 10/2
There is progress, but it has been slow moving.
Concrete work.
The south wall of stack 1 has been completed. Stucco removed, concrete repaired, windows reinforced and new stucco reapplied. A bondo primer has been applied to the stucco to protect and ready it for primer and paint The East wall of stack1 and stack 2 is where there has been a holdup. The stucco has been removed from the bedroom sides of each stack as well as the living room sides. Concrete has been repaired and the windows and sliders have been reinforced with rebar and concrete. The bedroom portion of the towers have had the bondo primer applied. The living room portion of the stacks is where significant more work is necessary.
The 3rd floor balconies on stack 1 & 2 have been removed, rebar reinstalled, framed, supported and await being poured with concrete. The 5th floor balconies have had 2’ of the edges removed but still has damaged rebar. Because the cost to remove an additional 2’ is close to the cost of a new balcony, it has been decided to replace the entire balcony. The 4th floor balconies are scheduled to have some destructive testing completed before a final decision will occur on those.
A problem has occurred with the previously replaced sliding doors. The doors, when installed, did not completely fill the concrete opening. The excess was previously filled with 2x4s, 2x6s, wire and/or stucco. It looked good, but had no support or protection should a hurricane occur. In a hurricane, the doors would not hold but would blow out because they were not anchored properly into concrete. As such, each door opening must be filled with concrete block and/or poured concrete depending on the size of the opening. In addition, where anchors were used, they were not stainless and many have rusted and they were they long enough to tie into the concrete. All windows and doors currently being installed are required to replace the box with pressure treated wood and to use a 5 1⁄2 inch stainless steel tapcon into the concrete. To mitigate the problem, the door should be removed, the excess space built up with concrete block and/or poured concrete depending on the size of the space. After which the door should be reinstalled. The major concern is that the door may not work as well after it is reinstalled. In addition, most installers do not want to remove and then reinstall the door because they understand the problems with getting the door to work properly after it is reinstalled.
To avoid the reinstallation problem, the contractor is going to rebuild the concrete block and/or pour the concrete with the sliding door in place. Problem is that the door might get damaged in appearance or get concrete on it. In addition, you might not be able to easily remove the door in the future if it needs to be replaced. Because of the potential damage to the door, the contractor will require a release from each member effected.
Several balconies are being replaced in stack 1-4 and are in various stages. This is a long process which required the balcony to be supported by the balconies below it, the concrete removed, the rebar rebuilt and treated, the balcony formed and the concrete poured. The concrete then must cure before the forms can be removed. After the concrete is properly cured, the balcony above can be replaced. This is a noisy and dirty process.
Windows
Some of the new windows have been installed by SafeGuard and they look and work great. The windows cannot be installed until stucco work is completed and/or the concrete work around the windows has been repaired. As a reminder, if you are not using SafeGuard who is preapproved, then your contracts must be reviewed by our window consultant and approved by the Board before they are installed. All windows and doors must be Low-E and be Turtle Grey. Sliding doors should be 3 panel and fill the space concrete to concrete. Most sliders are 9” and do require concrete work to fill the excess space of the opening before installation.
Painting.
At this point only a binder has been painted over the new stucco. Painting will begin once stack 1-4 are completed.
Railing.
The railing has not been installed at this time. This will not occur until stacks 1-4 are painted and the balconies have been waterproofed.
Travel to JBE
If your condo is in stack 1 – 4, I highly recommend that you delay any travel to JBE until all the concrete and window work is completed in those stacks. The existing windows are covered with blue plastic to protect them so you cannot see out of them, the jack hammering to remove concrete is noisy and dirty, men will be working immediately outside you condo so you will not have any privacy, you will not be able to use your balcony if one is there, and there may be a need to build a false wall inside your sliding door to repair or rebuild the concrete for the door. I am sure I missed several issues but the message is, this is not a time to visit JBE if your condo is in the work zone. It is going to take at least 30-60 days before these stacks will be ready for use, if then. We cannot keep you from visiting, but please understand we cannot stop working.
Sorry for the inconvenience but this all must be done to be in compliance with Florida law.
Terry Jones
There is progress, but it has been slow moving.
Concrete work.
The south wall of stack 1 has been completed. Stucco removed, concrete repaired, windows reinforced and new stucco reapplied. A bondo primer has been applied to the stucco to protect and ready it for primer and paint The East wall of stack1 and stack 2 is where there has been a holdup. The stucco has been removed from the bedroom sides of each stack as well as the living room sides. Concrete has been repaired and the windows and sliders have been reinforced with rebar and concrete. The bedroom portion of the towers have had the bondo primer applied. The living room portion of the stacks is where significant more work is necessary.
The 3rd floor balconies on stack 1 & 2 have been removed, rebar reinstalled, framed, supported and await being poured with concrete. The 5th floor balconies have had 2’ of the edges removed but still has damaged rebar. Because the cost to remove an additional 2’ is close to the cost of a new balcony, it has been decided to replace the entire balcony. The 4th floor balconies are scheduled to have some destructive testing completed before a final decision will occur on those.
A problem has occurred with the previously replaced sliding doors. The doors, when installed, did not completely fill the concrete opening. The excess was previously filled with 2x4s, 2x6s, wire and/or stucco. It looked good, but had no support or protection should a hurricane occur. In a hurricane, the doors would not hold but would blow out because they were not anchored properly into concrete. As such, each door opening must be filled with concrete block and/or poured concrete depending on the size of the opening. In addition, where anchors were used, they were not stainless and many have rusted and they were they long enough to tie into the concrete. All windows and doors currently being installed are required to replace the box with pressure treated wood and to use a 5 1⁄2 inch stainless steel tapcon into the concrete. To mitigate the problem, the door should be removed, the excess space built up with concrete block and/or poured concrete depending on the size of the space. After which the door should be reinstalled. The major concern is that the door may not work as well after it is reinstalled. In addition, most installers do not want to remove and then reinstall the door because they understand the problems with getting the door to work properly after it is reinstalled.
To avoid the reinstallation problem, the contractor is going to rebuild the concrete block and/or pour the concrete with the sliding door in place. Problem is that the door might get damaged in appearance or get concrete on it. In addition, you might not be able to easily remove the door in the future if it needs to be replaced. Because of the potential damage to the door, the contractor will require a release from each member effected.
Several balconies are being replaced in stack 1-4 and are in various stages. This is a long process which required the balcony to be supported by the balconies below it, the concrete removed, the rebar rebuilt and treated, the balcony formed and the concrete poured. The concrete then must cure before the forms can be removed. After the concrete is properly cured, the balcony above can be replaced. This is a noisy and dirty process.
Windows
Some of the new windows have been installed by SafeGuard and they look and work great. The windows cannot be installed until stucco work is completed and/or the concrete work around the windows has been repaired. As a reminder, if you are not using SafeGuard who is preapproved, then your contracts must be reviewed by our window consultant and approved by the Board before they are installed. All windows and doors must be Low-E and be Turtle Grey. Sliding doors should be 3 panel and fill the space concrete to concrete. Most sliders are 9” and do require concrete work to fill the excess space of the opening before installation.
Painting.
At this point only a binder has been painted over the new stucco. Painting will begin once stack 1-4 are completed.
Railing.
The railing has not been installed at this time. This will not occur until stacks 1-4 are painted and the balconies have been waterproofed.
Travel to JBE
If your condo is in stack 1 – 4, I highly recommend that you delay any travel to JBE until all the concrete and window work is completed in those stacks. The existing windows are covered with blue plastic to protect them so you cannot see out of them, the jack hammering to remove concrete is noisy and dirty, men will be working immediately outside you condo so you will not have any privacy, you will not be able to use your balcony if one is there, and there may be a need to build a false wall inside your sliding door to repair or rebuild the concrete for the door. I am sure I missed several issues but the message is, this is not a time to visit JBE if your condo is in the work zone. It is going to take at least 30-60 days before these stacks will be ready for use, if then. We cannot keep you from visiting, but please understand we cannot stop working.
Sorry for the inconvenience but this all must be done to be in compliance with Florida law.
Terry Jones
Post Storm "Milton" Update (10/11/2024)
Annie Kirkwood, Board Secretary confirmed that "everything is cleaned up after the storm" at Jade Beach East and provided a few images (below). Also, Juan Torrejon from condo 404 provided us with some beautiful drone images from September 2024 (below).
Construction Update (09/09/2024)
Dear members,
Good news. The hurricane windows are finally being installed at JBE. The windows can only be installed where the concrete has been repaired or where there are no concrete repairs necessary. You will be contacted by SafeGuard as they are able to make the installation.
The problem is that SafeGuard needs to remove the old window, remove the old box which is the wood around the opening, repair (chip and grind) the concrete so they have a good fit, build and install a new pressure treated box and then install the window. This process creates a lot of dirt and the winds at JBE are not helping. Although plastic is being put down prior to doing the work, the plastic tends to move and get blown around because of the wind. As such, it will be necessary for you to have an extensive cleaning done after the windows are installed.
Please make sure that the dirty water is NOT dumped in the toilet or sink. The dirty water needs to be dumped outside in the dirt area across from the garbage dumpster. We do not want all that dirt getting into our plumbing or it will cause a serious drainage problem which will be very expensive to fix.
Thank you for your cooperation.
Good news. The hurricane windows are finally being installed at JBE. The windows can only be installed where the concrete has been repaired or where there are no concrete repairs necessary. You will be contacted by SafeGuard as they are able to make the installation.
The problem is that SafeGuard needs to remove the old window, remove the old box which is the wood around the opening, repair (chip and grind) the concrete so they have a good fit, build and install a new pressure treated box and then install the window. This process creates a lot of dirt and the winds at JBE are not helping. Although plastic is being put down prior to doing the work, the plastic tends to move and get blown around because of the wind. As such, it will be necessary for you to have an extensive cleaning done after the windows are installed.
Please make sure that the dirty water is NOT dumped in the toilet or sink. The dirty water needs to be dumped outside in the dirt area across from the garbage dumpster. We do not want all that dirt getting into our plumbing or it will cause a serious drainage problem which will be very expensive to fix.
Thank you for your cooperation.
Construction Update (07/30/2024)
Stack 1 and 2 balconies are CLOSED.
Stack 1 and 2 are currently being worked on. The stucco has been removed from the bedroom side of the condo, the windows have been reinforced by inserting rebar in the hollow block on each side of the window and filling the void with concrete and the damaged concrete block is being repaired to prepare for the stucco to be installed. That process is expected to take about 2 weeks.
The balcony areas in stack 1 & 2 are just getting started. All shutters have been taken down, the old railings are being removed and the balcony and the wall repairs are in process. This is estimated to take 30-45 days. In some cases, if there is concrete damage around the windows, then the windows/doors will be removed and plugged with plywood until the concrete work is completed.
After stack 1 & 2 are completed, stack 3 & 4 will have their concrete work begin. The bedroom sides will be worked on first. Stucco on the bedroom side of stack 3 will be removed and go through the same process as 1 & 2. Stack 3 & 4 should take ~60 days to be completed.
It is anticipated that the new windows will be installed after the concrete is repaired but before the new stucco is finished. The window contractor is working closely with the concrete contractor on the timing of the installation. If there is concrete damage around the window, the window will be removed and plugged with plywood, repaired and the plug will remain until the new windows are installed.
Painting and new railings are not expected to occur until after Stack 5 and/or stack 6 is completed.
This has been a difficult time for all of us. Please remember that a project of this size has never happened at JBE other than the original construction in ~1965 - 59 years ago. Please be patient and think of what the building will be like after it is completed.
Board of Directors
Stack 1 and 2 are currently being worked on. The stucco has been removed from the bedroom side of the condo, the windows have been reinforced by inserting rebar in the hollow block on each side of the window and filling the void with concrete and the damaged concrete block is being repaired to prepare for the stucco to be installed. That process is expected to take about 2 weeks.
The balcony areas in stack 1 & 2 are just getting started. All shutters have been taken down, the old railings are being removed and the balcony and the wall repairs are in process. This is estimated to take 30-45 days. In some cases, if there is concrete damage around the windows, then the windows/doors will be removed and plugged with plywood until the concrete work is completed.
After stack 1 & 2 are completed, stack 3 & 4 will have their concrete work begin. The bedroom sides will be worked on first. Stucco on the bedroom side of stack 3 will be removed and go through the same process as 1 & 2. Stack 3 & 4 should take ~60 days to be completed.
It is anticipated that the new windows will be installed after the concrete is repaired but before the new stucco is finished. The window contractor is working closely with the concrete contractor on the timing of the installation. If there is concrete damage around the window, the window will be removed and plugged with plywood, repaired and the plug will remain until the new windows are installed.
Painting and new railings are not expected to occur until after Stack 5 and/or stack 6 is completed.
This has been a difficult time for all of us. Please remember that a project of this size has never happened at JBE other than the original construction in ~1965 - 59 years ago. Please be patient and think of what the building will be like after it is completed.
Board of Directors
