PROJECT 21

 

5/14/2021

Most lanais have been cleaned and re-caulked.  Painting is planned to start Monday.

5/10/2021

Top of the west stairs column.


5/7/2021

Removed caulk.  Started applying new caulk.


5/6/2021

Continued pressure washing.  Started removing caulk around windows.


5/5/2021

Pressure washing started.  Completed over half of the building.  Installed scaffolding to repair west stairs ceiling.


April 5, 2021

Subject: Project 21 – Implementation Update #2 – What you need to know and what you need to do.
What you need to know.
The contractor will begin work on May 3rd. They will start with Building A (May-June), move to Building
B (July-August) and finish with Building C (September-December). Related carports and storage
buildings will be done during those time frames as well. Work on Club 72 and the driveway entrance
walls will be “fit in” when appropriate. Progress meetings will be held weekly with the contractor and
updates will be provided to all owners. These updates will include more detail on the schedule.
Waterproofing and painting of the lanais is included in the project. Lanais can be accessed from the
outside by removing the screens or from the inside by workers going through the unit. Lanais will be
accessed from the outside if the lanai does not have shutters mounted against the screen enclosure, is a
first floor living room lanai or if the owner removes their shutters. All other lanais will be accessed from
inside the unit. Interior access will require multiple trips thru the unit. Removal of shutters is the
owner’s responsibility and expense.
Based on preliminary testing of the lanai concrete floors, 6 lanais will require some amount of repair,
but that could change once work begins. The unit owners affected will be notified by a separate letter.
Depending on the location of the repair, screen enclosures and shutters mounted against the screen
enclosure may need to be removed. This also applies to the lanai below. Removal of the screen
enclosures and replacement of screens is a cost of the project. Removal of shutters is an owner’s
responsibility and expense. If concrete repair is required and the lanai floor is tiled, tile may have to be
removed. Replacement of tile is an owner’s expense.
Front doors will be painted and door hardware will be replaced. The new front door locks will be keypad
locks. The logistics of providing lock codes to owners are being developed and will be provided in
advance of the hardware being changed. If you want to replace your front door, this is a good time to
do so. This is not a project cost, it is an owner’s expense.
For easy reference, this update, previous updates and future updates will be posted on the Association
website, www.westchesterlbk.com.
If you have questions, please contact Dave Ambrose


5/4/2021 Tuesday

Started prepping south side of “A”.  Put up scaffolding on west side of building.  Tomorrow, pressure washing and lanai inspection.


5/3/2021  Monday

Started mobilization : job trailer, lift, porta-potty.  “A” building.Pre-existing conditions report.  Sound and mark areas to be repaired.


4/30/2021 Friday

Building A Owners,

The general contractor will be onsite Monday, May 3 to begin work on building A. The first week will be devoted to mobilization, evaluating the repairs needed and developing a work schedule. The schedule will be shared with you as soon as it is available.

If you have not already done so, please remove (or be prepared to remove) all window screens, all furniture, plants and wall hangings from both lanais and any furniture or decorations outside your front door.

Also, cars will be moved to allow the carports to be painted. The timing has not been determined. If you will not be in residence but your car will be, please leave a set of keys on your kitchen counter tagged with your unit number, carport number and license plate number.

Thank you and please let me know if you have any questions or concerns.


February 9, 2021

Subject: Project 21 – Implementation Update #1
Dear Westchester Owners,
Project 21 is scheduled to start this May with completion by year end. The project will include cleaning,
waterproofing and painting all exterior surfaces of the A, B and C buildings (including lanais), the
carports, the storage units, Club 72 and the driveway entrance walls and columns. Concrete and stucco
repair will be done as needed. Additionally, the building canopies, light fixtures, door hardware and
signage will be replaced.
Karins Engineering Group prepared the project specifications, obtained three competitive bids and
assisted the Association with selecting RL James Inc. as the General Contractor for the project. Karins
will provide contract administration throughout the project.
The budget for the project is as follows.
General Contractor Fixed Price Work $558,333.65
General Contractor Unit Price Work $144,329.60
Engineering $ 38,150.00
Design $ 12,067.82
Miscellaneous $ 5,500.00
Contingency $ 70,000.00
Total $828,381.07
The unit price work cost is based on estimates of the quantity of concrete and stucco that will need to
be repaired. To the extent the actual amount of work is more or less, this cost will increase or decrease.
To allow for the possibility of more repairs then estimated, a $70,000 contingency has been included in
the budget.
Waterproofing and painting of the lanais is included in the project. Lanais can be accessed from the
outside by removing the screens or from the inside by workers going through the unit. Lanais will be
accessed from the outside if the lanai does not have shutters mounted against the screen enclosure, is a
first floor living room lanai or if the owner removes their shutters. All other lanais will be accessed from
inside the unit. Interior access will require four to six trips thru the unit. Removal of shutters is the
individual owner’s responsibility and expense.
Based on preliminary testing of the lanai concrete floors, nine (out of 144) will require some amount of
repair, but that number could change. Depending on the location of the repair, screen enclosures and
shutters mounted against the screen enclosure may need to be removed. This also applies to the lanai
below. Removal of the screen enclosures and replacement of screens is a cost of the project. Removal
of shutters is an individual owner’s responsibility and expense. If concrete repair is required and the
lanai floor is tiled, tile may have to be removed. Replacement of tile is an individual owner’s expense.At this time, the cost of removing and reinstalling shutters is estimated at $1,500 per lanai. Two shutter
companies have been contacted and asked to provide bulk pricing, but owners may use the shutter
company of their choice. Prior to work beginning, all owners with shutters will be asked if they will
remove their shutters. If shutters are not removed, the lanais will be accessed from inside the unit.
Knowing that this project would be more than a simple “paint job”, planning began 3 years ago. Hiring
a design firm, holding numerous meetings and consistently seeking owner input was done to make the
process transparent and inclusive. Thank you for your participation.
This is the first of many implementation communications you will receive over the course of the project.
Regular updates will be given and every effort will be made to provide as much advance notice as
possible of the work schedule and any actions required of owners.
For easy reference this update and all future updates will be posted on the Association website,
www.westchesterlbk.com.
If you have questions, please contact Dave Ambrose or any Board or CIM Committee member.
Thank you again for your participation in the process and thank you in advance for your patience and
cooperation as we go forward.