Pool Maintenance - On Monday, September 28, 2009 our pool was emptied for the purpose of acid washing the walls. Our pool has now been re-filled and treated with chemicals. Miami Pool Tech will be here again on Saturday, October 3, 2009 to retest the chemical levels; if the levels are safe to swim the pool will be reopened at that time. In the meantime the pool deck will be opened for those who wish to lounge and sunbathe.
__________________________________________________________________________________________________________
September 25, 2009
Roof Construction – On Monday, September 28, 2009 our engineer, June Willcott, will be conducting an inspection of the work already completed on the roof. This inspection is part of our requirements from the roof manufacturer to insure that we are performing the work according to specifications.
__________________________________________________________________________________________________________
September 18, 2009
Roof Construction – Last week we reported that our General Contractor was working on removing the concrete in the mechanical areas. They have now removed the entire concrete deck in this area and they have almost completed the removal of the insulation as well.
While working on the roof we discovered electrical conduit running underneath the insulation. This electrical conduit is being re-routed since the new building code does not allow for any type of conduit to run underneath the roof deck. Our electrical contractor is now working to get this conduit relocated so that our General Contractor can complete the installation of the second waterproofing membrane.
_________________________________________________________________________________________________________
September 11, 2009
Roof Construction – Our General Contractor has removed the majority of the concrete inside the mechanical areas. The concrete immediately underneath the machines will be removed in the upcoming days. This area has taking longer than expected because of the difficulty of getting around and under the equipment. Weather has been good and we expect that the work will continue to move quickly if there are no unforeseen delays.
We thank you for your cooperation and understanding during this important project.
_______________________________________________________________________________________________________
September 4, 2009
Roof Construction – Although the weather has been rainy this week the progress on the roof work has not slowed down. The project continues to move forward as scheduled.
Our General Contractor has now removed over two thirds of the old roof system, including concrete decking and insulation. The new roof membrane has been installed over these areas to prevent water intrusion into the building.
During the roof work we have had more traffic in the loading dock area due to construction vehicles and deliveries occurring at the same time. This problem is even more severe on trash pickup days. I would like to thank Adriano, our valet attendant, for keeping the traffic situation under control during the day and to thank our residents for their understanding when faced with temporary traffic tie-ups on the back driveway.
__________________________________________________________________________________________________________
August 28, 2009
Roof Construction - This week our contractor began the removal of the old insulation material from the areas where the concrete deck has been removed. For the disposal of this material a trash chute was installed on the side of the '07 line units. We do not have an estimated time yet for how long this chute will be needed. Once this information is available we will let you know.
Our contractor is currently working on the removal of the concrete deck around the mechanical areas in the center of the roof. These areas are too small for many workers to work at the same time, so for this reason the amount of noise from the jackhammers has been reduced this week. We will keep you informed as the concrete removal from this area is completed.
_________________________________________________________________________________________________________
August 21, 2009
Roof Construction – I’m glad to report that much progress has been made this week with the removal of the concrete roof deck. Our General Contractor has advised us that their target date for the completion of the removal of the concrete deck is September 11, 2009, weather permitting.
Removal of the old roofing insulation and water proofing materials will begin during the week of August 24, 2009. The new roofing materials will be delivered and installation will commence that same week.
Backyard – There was an area in the backyard, by the beach exit gate, that retained rainwater, was always wet and muddy and did not allow the grass to grow very well. We have removed the grass from that area and extended the brick pavers over that section allowing us to now keep that area drier and cleaner.
Fire Emergency System – On Thursday, August 27, 2009 All Fire Services will be conducting the required annual inspection of the fire emergency equipment. This inspection includes the testing of the fire pumps, the fire backflow valves, fire alarms and fire sprinklers. Please be aware that there will be sounding of alarms during the inspection. This inspection should last approximately four to five hours.
_________________________________________________________________________________________________________
August 14, 2009
Roof Construction – The roof project continues to move forward. The weather has allowed our General Contractor to move without any delays this past week.
Many of our residents have asked that work not be permitted on Saturdays if possible. We have worked out an agreement with the GC to have the working hours that involve the use of jackhammers extended for 30 minutes in the morning an another 30 minutes in the afternoon during the week in exchange of not performing any work on Saturdays. This change of hours will be Monday to Friday, 8:30 AM to 5:30 PM for the use of jackhammers. Work will continue until 7:00 PM to remove debris.
Trash Chutes – At the August 4, 2009 meeting of the Board of Directors the installation of a new recycling and compacting system for our trash system was approved. Ecolo Systems will commence the installation of this new system the week of August 17, 2009. We expect to have the trash chutes and compactors working in about two weeks.
Security Entry System - Aspreviously announced our computer system was heavily damaged by the severe storm we had on Friday, June 5, 2009. We have since submitted a claim with our insurance carrier and we are still awaiting their response. In the mean time the Board has approved to move ahead and hire one of the three companies that had submitted proposals to replace the damaged entry system. Intellitech will be performing the installation of a new state-of-the-art system in the upcoming weeks once the new parts and software have arrived.
______________________________________________________________________________________________
August 7, 2009
Infinity Roofing delivered the roof-mounted crane on Monday, August 3, 2009. The crane was assembled more quickly than had been anticipated allowing Infinity Roofing to begin the removal of the concrete deck a day earlier, on Tuesday, August 4.
We have now learned that because of the presence of wire mesh in the concrete the removal of the deck will require the use of electric hammers. Our General Contractor has told us that they will use small size electric hammers in order to reduce the noise level as much as possible.
In our previous update we stated that the General Contractor was starting the removal of concrete on the southwest area of the roof, above the '08 unit lines. This changed and work began on the east area of the roof, above the '01 and '02 unit lines instead. The removal of the concrete will continue in that area and move around the roof of the building from east to west. This work will continue for several weeks and we will keep you updated as it goes along.
As previously noted working hours are from 8:00 am to 6:00 pm Monday through Friday. Work that may produce noise will not be performed before 9:00 am. Also note that to take advantage of our current spell of dry and sunny weather our contractor will be working on Saturday from 9:00 am to 5:00 pm.
_____________________________________________________________________________________________
July 31, 2009
On Monday, August 3, 2009, Infinity Roofing will be delivering the roof-mounted crane, which will be used during the roof project here at 1500 Ocean Drive. This crane will be delivered in pieces and assembled on the roof over the ‘07 line units.
Our contractor will be using the west service elevator to bring the crane parts up to the roof. Once the delivery is completed and the crane is assembled, demolition will begin on the southwest corner of the building over the ‘08 line units. We estimate that this work will commence on Wednesday, August 5, 2009.
When the actual work begins our contractor will be using the east service elevator to transport their workers up to the roof in the morning between 8:00 AM and 9:30 AM and down from the roof at the end of the day between 5:00 PM and 6:30 PM. The owner of unit T2 has allowed for the restroom on the roof level to be used by our contractor eliminating the need to have a portable restroom on site during this project.
Any and all materials, including tools, will be stored on site. In case of any detrimental weather the contractor has insured us that everything will be secured and in a safe location. In the event that a hurricane watch is issued for our area the contractor is prepared to disassemble the crane and place it in a secure location with 24 hours notice. Any other hurricane related preparation, if needed, will be coordinated with management and our staff, as we have done in previous years.
As previously noticed working hours will be from 8:00 am to 6:00 pm Monday through Friday. No work that may produce noise will be performed before 9:00 am. Additionally, the General Contractor may have the option to work on Saturdays from 9:00 am to 5:00 pm, if necessary.
We will keep all residents posted as the work progresses. “Roof Construction Updates” will be posted on the lobby bulletin board and “Construction Updates” will be posted on the 1500 Ocean Drive website. Residents can also contact the Management Office for information at any time.
We appreciate your understanding and cooperation during this major project.
________________________________________________________________________________________________________
July 22, 2009
We are pleased to report that the City of Miami Beach has now issued and signed off on the permit for the roof replacement at 1500 Ocean Drive. Our General Contractor is ready to begin work on Monday, August 3, 2009.
We once again want to remind all residents to expect construction noise, especially during the initial demolition phase of this project. The target date for completion of this work is November 15, 2009.
Our contractor will begin mobilization during the week of July 27, 2009. We don’t expect this to create any noise or inconvenience. Once the work gets started there will be a roof-mounted crane over the ‘07 line at the northwest corner of the building. This roof-mounted crane will be lowering debris from the roof and lifting materials up to the roof as needed and will be in place for the duration of the project.
Working hours will be from 8:00 am to 6:00 pm Monday through Friday. No work that may produce noise will be performed before 9:00 am. Additionally, the General Contractor may have the option to work on Saturdays from 9:00 am to 5:00 pm, if necessary.
The first phase of the project is expected to generate the most noise since it will require the use of concrete saws and possibly jackhammers to remove the existing concrete roof deck.
We will keep all residents posted as the work progresses. “Roof Construction Updates” will be posted on the lobby bulletin board and “Construction Updates” will be posted on the 1500 Ocean Drive website. Residents can also contact the Management Office for information at any time.
Every effort will be made to complete this work as quickly as possible and with as little negative impact as possible to our residents. We appreciate your understanding and cooperation during this major project.
Archives of Construction Updates can be viewed at any time. Click here. 
