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Community Project Updates

Community Project Updates

Below are brief updates on many ongoing maintenance and landscape projects in and around the community. Click on a link below to go directly to that section.

GRF Project Updates
Third Project Updates
United Project Updates
City of Laguna Woods Projects (also visit www.lagunawoodscity.org)
For details about ongoing maintenance projects, click here.
For special landscaping schedules, click here.



GRF Project Updates

Pilot Program for Gate Access system for Gates 5 and 6:  GRF approved a pilot program to provide a gate access system for Gates 5 and 6.  A Scope of Work and RFP were approved at the March 31, 2015 GRF Security Committee meeting.  The RFP has been issued and the pre-bid meeting is scheduled the week of April 20.  The Project bidding schedule, which will include a vendor presentation, is being finalized.    

Aliso Creek Walk Path Modifications:  The GRF Board approved removing the existing stairs, ramp, handrails and walkway to the Aliso Creek bridge and replacing it with a new walkway layout.  The Board also approved adding a gentle sloping concrete walkway along the creek.  The M&C Committee approved proceeding with the current low bidder at the March 16 GRF M&C meeting.  Once a revised contract is signed the work will be scheduled.The GRF Board approved replacing the existing bridge guardrail at Aliso Creek.  The M&C and Board approved the scope of work at their April 7, 2015 meeting.  Staff is working with the M&C Chair to approve the RFP, SOW and bidder’s list per the GRF Delegations Matrix.  Once the RFP is finalized, bids will be solicited.

Clubhouse 2 Renovation: The Clubhouse 2 Renovation Ad Hoc Committee solicited preliminary designs from two architects which were presented at the Ad Hoc meeting in January.  The Committee recommended The Clubhouse 2 Renovation Ad Hoc Committee solicited preliminary designs from two architects which were presented at the Ad Hoc meeting in January.  The Committee recommended Carlile Coatsworth Architects as the architectural firm for the Clubhouse 2 renovation design, and the Board approved the recommendation.  Preliminary designs are posted on the website and are located in the lobby of the Community Center for community review.  The kick off meeting with the Architect was at the February 18th meeting and follow-up floor plans were presented at the April 13th meeting.  The Committee is seeking suggestions from the Community on renovation.  Visit the Laguna Woods Village website for more information and to submit your ideas.

Gate 5 and Gate 6 Renovation: Staff is working with the GRF approved a 2014 Capital Plan to renovate Gate 5.  Staff worked with the GRF M&C Committee to develop a scope of work for the project to present to the Board for approval.  The M&C Committee reviewed preliminary cost estimates at a special meeting on October 29, 2014 and the Committee formed a task force to prepare a modified project scope and preliminary budgets.  Floor plans and elevations have been presented at various GRF M&C meetings.  A consultant has been retained for the site design at Gate 5.  At the March 3, 2015 GRF meeting the Board approved adding Gate 6 to the Gate 5 renovation project.

GRF Alternative Energy Ad Hoc Committee:

Staff is working with the GRF Energy Committee on the following items:

The Committee approved a request to Southern California Edison (SCE) for a study and report for all GRF facilities.  The facilities will be prioritized with the Community Center first, Clubhouse 2 working with the ad-hoc committee, and then by energy use.  The alternate energy consultant is currently on-hold pending the SCE report.  The Community Center walkthrough was completed on December 10th and the report was distributed at the February 18th meeting.

The Board approved installing LED lights in Clubhouse 5 parking lot light fixtures at their October Board meeting.  The Board approved sole sourcing the project, the lights were ordered, and the lights were delivered in mid-December.  Phase One of the LED lights were installed in Clubhouse 5 parking lot and the Committee visited the site at night on December 29th.  A photometric survey of the lighting was completed and presented at the March 18th meeting.  The Committee directed Staff to confirm the required lighting levels and proceed with Phase 2 if the levels were below the required level. 
 
The Board approved replacing the lighting in all conference rooms and Table Tennis in the Community Center with LED tubes.  Staff met with the City to discuss permit and Title 24 requirements.  The scope of work is on hold until the Sycamore room has a permit.  Once a permit is acquired, the necessary permit related information will be incorporated into the scope of work.

The Committee approved replacing incandescent down lights at GRF facilities with LED down-lights of similar color and temperature using SCE rebates at no cost to the Corporation.  At the March 18th meeting the Committee motioned to sole source this project and this motion was reviewed by the Board during its April 8th meeting.

The Committee directed Staff to prepare a status report on the EMS projects and present it to the Committee and their upcoming meetings.

Recreation Master Plan:  The Recreation Master Plan was canceled at the August 5, 2014 Board meeting.

 


 

Third Project Updates:

Third Mutual Garden Villa Beam Replacements:

Below is the list of affected buildings that are part of the replacement program:

Completed: B2384, B2385, B2386, B2389, B2390, B2397, B2398, B2399, B2400, B2401, B2402, B2403, B2404, B2405, B3241, B3242, B3243, B3244, B3420, B3421, B4006, B4007, B4008, B4009, B4010, B4011, B5371, B5500, B5510, B5515, B5517, B5518, B5519 and B5499 (34 buildings).

Construction schedule for 2015 - 2016:  B969, B3499, B5370, B5372, B5511, B5519 (6 buildings). 

Construction is completed at Building 5511.  

The Garden Villa beam projects are being re-bid.  The RFP, Scope of Work, and bidders list are in the Third Mutual Matrix review process.

Third Mutual LH21 Stairway Beam Replacements:

Beam replacements were completed in 2013 at B4001, B4002, B4003, B4004, and B4005 (5 buildings).

Completed in 2014:  B3498, B3510

Construction schedule for 2015 - 2016:  B3336, B3363, B3364, B3365, B3366, B3371, B3486, B3500, B3501 B4012, B4013, B4014, B4015, B4025, B4026 and B5369 (16 buildings).  Staff presented a report with a plan and alternatives on how to proceed with the LH21 beam replacements to the Third M&C Committee at a special meeting on March 3, 2015.  The Committee directed Staff to seek a proposal from a structural engineer. The Board approved the structural engineer proposal and the contract is being finalized.

Elevator Component Replacement Programs: .

The Elevator Component Replacement Contract has been awarded. Ten (10) elevators were selected for the 2015 improvement project. Construction improvements and interior remodels began March 2, 2015.  Letters outlining the repair process were mailed to all residents and owners where elevators will be improved in 2015.

Completed 2014:  B2353, B2385, B3241, B3242, B3371, B3421, B3486, B3498, B4013, B5515 (10 Buildings)

Pending 2015 Elevators:  B2354, B2392, B3336, B3501, B4015, B5370, B5499 (7 Buildings)

Elevator Improvement Construction Scheduled 2015:  Building 3365 estimated start date is May 4, 2015 with completion projected for May 21, 2015

Completed 2015:  Building 2400, B2405

TLHM 3-Story Building Fire Alarm System Engineering: Fire alarm upgrades in 18 buildings were completed in 2013, and alarm upgrades in 18 buildings were planned for 2014 as well.  14 buildings were completed (B3366, B3367, B3371, B3486, B3498, B3500, B3501, B4001, B4002, B4003, B4004, B4005, B4012 and B4013).  The Third Board directed staff to stop additional fire alarm installations, and complete those under construction with the exception of B4014, B4015, and B4025.  Stop work notices were delivered to the manors in Building 4014.  Staff obtained a quote to remove the conduit from Building 4014 and on February 2, 2015 the M&C Committee approved the removal of the fire alarm conduit from Building 4014, which was done March 12-13, 2015.   The exterior stucco holes were patched and drywall repaired in the laundry rooms.  All stucco and drywall patches were painted.  Staff was directed to research wireless and in-the-wall fire alarm systems.  A fire protection engineering firm was attained to research alternatives.  During the April 6, 2015 Third M&C Committee meeting the Committee Members reviewed the Consultant’s Fire Alarm Report. After reviewing the report the M&C Committee addressed resolving the surface mounted conduit on the Villa Nueva style LH-21 buildings. The Committee approved visiting a Villa Nueva LH-21 building while on their next bus tour to inspect and discuss alternatives to beautify the recently installed fire alarm systems in the 4000 area.

Waterline Epoxy:  Several buildings in Third Laguna Hills Mutual (TLHM) have a large number of leaks in the interior copper water lines.  The majority of these high leak buildings are Garden Villas in the Gate 5 area west of Via Mariposa and adjacent to the 27-hole Golf Course.  The following forty buildings have experienced the most leaks and the first set of buildings scheduled for epoxy lining: 

2011: (Completed)

Building 2386, Building 2392

2012 (Completed):

B2370, B2384, B2385, B2388, B2389, B2390, B2391, B2393, B2399, B2400, B2403, and B2404 (12 buildings)

2013 (Completed):

B969, B2369, B2380, B2381, B2387, B2394, B2395, B2396, B2397, B2401, B2405, B3003 and B3335 (13 buildings). 

2014:

B2297, B2314, B2315, B2318, B2321, B2353, B2354, B2355, B2402, B3000, B3212, B3516 (12 buildings) lining has been completed.  B2302 lining is underway, but three manors remain.

Parapet / Stucco Wall Repairs in Gate 11 area: Several Villa Paraisa style homes in the Gate 11 area have had parapet roof line leaks causing dry rot and wall damage. Construction repairs are being made as each building is reported and inspected.

Completed 2013:  B5310, B5107

Completed 2014:  B5019, B5100, B5180

Construction Schedule 2015:  B5169, B5177. Working with the M&C Committee on the project scope and considerations for parapet removals.  The RFP, Scope of Work and bidders list is in the Third Mutual Matrix review process.

Regarding storm water management: 

the TLHM Board approved work to include increasing the capacity of the swale near Building 2390 and upgrading the bridge culverts to conform to current design standards to accommodate water flows from a 100-year storm event.  There are also berms to protect the buildings adjacent to the golf course.  Upstream of CDS 219 improvements have been made to direct water aboveground from the vicinity of Building 2384 and Via Mariposa West to the swale near Building 2390 which now have grading modifications and berms.  A portion of Via Mariposa now has a storm drain inlet and 18-inch pipe installed to force water to flow under the fairway at Hole 8 during large rain events.  The existing 78-inch storm drain pipe will remain and will direct runoff during frequent events to the swale. The new bridge has been completed and was opened for travel on February 3.  Construction is complete and the project is going through the process of certifications by the engineers and the project closeout.

For CDSs 203, 219 and 221, new larger drain inlets and pipes have been installed by Buildings 2355, 2388, 2390, 2392, 2397, 2402, and 2403. The work for the local storm drain improvement project is complete, including hydro-seeding the fairway.

Third Water Heater Electrical Upgrades: The water heater electric systems in 1,987 manors require either an inspection and/or upgrade from a 20 amp breaker to a 30 amp breaker and increased wire size from 12 gauge to 10 gauge wire.  The upgrade program commenced in 2011. To date, water heater electrical upgrades have been completed in 1,959 of the 1,987 manors to receive the upgrades.

All Structural Replacement Projects:

2011 Mid Cycle Paint Inspection Design Project: Structural engineering plans (17 buildings) – Complete, all Plans in City plan check for permits; developing construction scope of work

2012 Mid Cycle Paint Inspection Design Project: Structural engineering plans (31 buildings) – Complete, all Plans in City plan check for permits; developing construction scope of work

2011/2012 Mid Cycle Paint Inspection Construction Project: The Board appropriated $1.1 Million to complete mid cycle dry rot inspection.  Bids have been reviewed and the contractor selected.  Awaiting contract to be signed to start work.

2015 Dry Rot Inspection Report: Field inspections and reports – Complete

2015 Dry Rot Inspection Design Project: Structural engineering plans (Phase 1, 57 buildings) – Complete

2015 Dry Rot Inspection Construction Project:  The Board approved a supplemental appropriation for early start prior to paint work started in November 2014.

United Project Updates

United Mutual Electrical Panel Maintenance:  In the 2015 Reserve Plan, the Board approved a program to perform electrical panel maintenance at approximately 3,000 locations in United.  The Scope of Work is complete.  Staff is preparing the Request for Proposal.

ULWM Walkway Lighting: Lighting improvements in the five cul-de-sacs (6, 34, 63, 95, 210) were complete as of October 8.  During the September Walkway Lighting Subcommittee meeting, the Committee requested Staff continue on light improvements in ten additional cul-de-sacs: 3, 19, 24, 39, 49, 52, 56, 91, 93, and 209.

In December 2014, the ULWM Board authorized hiring two temporary union maintenance employees to complete the Walkway Lighting Project within one year.  On January 27, 2015 the United Walkway Lighting project officially commenced. Two temporary union maintenance positions have been filled, materials bid and ordered, administrative development (coding, paperwork) completed, and field operations established to implement maximum production.

Working in CDS: 3 (Section 10)

Completed CDS installations: 1, 2, 3, 4, 5, 6, 7, 17, 18, 19, 20, 25, 26, 27, 28, 29, 34, 41, 42, 43, 44, 46, 50, 63, 95, 204, 205, 207, 208, 209, 210, 211 (32 CDSs)

United Dishwasher Recall: United Laguna Woods Mutual received notification from General Electric of a recall on certain models of dishwashers manufactured between March 2006 and August 2009 and that were installed as member-selected upgrades in 133 manors.  The recall is due to an electrical failure in the dishwashers’ heating elements that can cause a fire hazard.  The model numbers being recalled begin with the sequence:  GLD4, GLD5, GLD6, PDW7, PDWF7, EDW4, GHDA4, and GHDA6.  Model numbers can be found on a metallic plate on the left tub wall, visible when the dishwasher door is opened.

Staff is sending letters of notification to members in the manors with these dishwashers, notifying them that they are to immediately discontinue use of the dishwasher, unplug the dishwasher from the outlet (and if they need assistance unplugging the unit to contact Property Services at 949-597-4600). Staff is also supplying specific information to these residents on how to contact GE for a free in-home repair.  For additional information, residents can contact GE at 866-918-8760 or visit the website: www.geappliances.com/recall.

2015 Prior-to-Paint Dryrot Repairs:

2014 Paint and Prior to Paint Programs: Non-structural repairs are completed on all buildings and all buildings painted. There are 48 smaller scale structural repairs pending at various locations. Of those repairs, 7 projects are assigned to in-house crews and all are currently awaiting City plan check/permit issuance.  The remaining 41 projects are assigned to contractors and are in varying stages of construction or are out to bid.

2015 Paint and Prior to Paint Programs: Resolution 01-14-90 authorized an early start to the 2015 Prior to Paint activities with the goal of advancing the Prior to Paint activities to start six months ahead of the arrival of the paint crew at the buildings on the Paint Program. Inspections on the 2015 Paint Program buildings were completed in 2011. There are 116 residential buildings on the Mutual’s 2015 Paint Program.  Non-structural repair work on those buildings commenced in November and is complete on 36 buildings and in progress on 8 buildings.  Structural repairs have been completed on 5 buildings in the first cul de sac. The remainder is waiting for revised plan preparation.  Structural repairs for buildings in the second and third cul de sacs are waiting on plan preparation and City plan check/permit issuance. Painting of buildings have been completed in first and second cul de sacs and is in progress in the third cul de sac.

Wasteline Remediation:  The wastelines in the community are aging and are prone to root intrusion especially through the joints between pipe segments.  Root intrusion can cause sewer backups and stoppages that affect the plumbing of the manors.  The wasteline remediation program, which commenced in 2011, involves an outside plumbing contractor installing a seamless liner within the existing pipes to help mitigate future root intrusion.  All pipes are video recorded before and after the process to confirm the pipe is a candidate and that the job was done appropriately.  If there are consistent internal issues, these are also investigated and addressed during the wasteline remediation program.  To date 15,689 linear feet of liner has been installed in 283 sewer pipes and laterals.  Currently Staff is scheduling wastelines that have ongoing root issues and those pipes identified by the in-house plumbing crew.

United Water Heater Electrical Upgrades: : Regarding United Mutual water heater electrical upgrades, 6,239 manors have been completed.  Due to compliance related issues or additional work required, the Board of Directors approved Resolution 01-15-32 authorizing the completion of the remaining 117 water heater electrical upgrades. Nine of those upgrades have been completed thus far.

Plumbing Fixture Compliance Investigation: To achieve compliance with Civil Code 1101 by the January 1, 2019 deadline, at its June 12, 2014 Business Planning meeting, United Mutual approved funds to implement a 4-year, non-compliant plumbing fixture replacement program starting in January 2015.  The Board directed Staff to begin identifying non-compliant toilets during manor resale inspections and begin replacement using the planned expenditures for Toilet Replacements in the 2014 Business Reserves Plan.  All toilets included in the 2014 Reserves Plan were replaced.  Staff is currently replacing non-compliant toilets with a WaterSense-qualified, 1.28 GPF toilet.  Staff is identifying non-compliant toilets in several ways: during manor resale inspections, during general plumbing repair calls, during vacant manor inspections, and per resident requests

Staff will be working with the El Toro Water District to submit an application on behalf of United Mutual in May 2015 for any additional rebate funding available for Fiscal Year 2015/2016 qualified toilet replacements.

Seville Style Building Corbel Beam Repairs: Resolution 01-14-144 authorized repairs to corbel cut beam ends on 14 Seville style buildings via cutting the corbel beam ends to not extend beyond the roof eaves. The contract was awarded in September 2014. Corbel work is completed on all buildings. Touch-up painting on 4 buildings is scheduled to start in April.  During the course of corbel repair work, dry rot and/or termite damage was identified in structural components of balconies at 17 locations thusfar. Repairs to balconies have commenced on 6 buildings and the remainder is waiting on plan preparation by the structural engineer. 


City of Laguna Woods Project Updates
 

Moulton Widening:

Punchlist items remain and staff is following up with the City and the County to ensure this work is completed in a timely manner.

 


Composed: 01/27/2011 | Modified: 10/07/2014
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