BRIDGEWATER RECONSTRUCTION: PROJECT UPDATE 3/8/2023

BRIDGEWATER OWNERS ASSOCIATION
EXTERIOR REPAIRS RECONSTRUCTION
PROJECT UPDATE
March 8, 2023

Dear Bridgewater Condominiums Owners & Tenants, 

WORK IN PROGRESS:

Building 4: All new windows and sliding glass doors have been installed throughout building 4, and the siding and trim installation is complete at ¾ of the building, at the courtyard, south, and southeast alley side elevations. The crews has also been focusing on completing the siding/trim tie-ins along the roof parapet at these same elevations. At stacks where siding/trim have been complete, interior touch-up repairs have started. Interior repairs notices have been sent to residents in units along the SE alley side elevation in stacks 02-04-06-08-10-12. If your unit is in one of these stacks, please look for the self-schedule email that was just sent out. Stacks 16-17-18-20-22-24-26-29 will be invited to self-schedule their interior repairs once ALL siding/trim and other work that requires hammering into the structure has been completed at these stacks. SEE INFORMATION BELOW ABOUT INTERIOR WORK – this was sent in the last update but not everyone may have read it. 

Building 3: New windows and sliding glass doors have already been installed in most courtyard facing units, with demo continuing around the building from the south end and northward along the Christy Street elevation. And now that the scaffolding has been completely installed along the north elevation, demo will begin wrapping around to that elevation from the Christy Street side.

Building 2: Demolition of siding and trim will start along the exterior of the building along the Christy Street and North/Building 3-facing  elevations at the first floor only on MONDAY, MARCH 27th, with scaffolding scheduled to be installed along these same elevations between Monday, April 3rd through Friday, April 13th. Demolition will follow at each entire elevation once the scaffolding is installed. 

BALCONY MAINTENANCE COATING APPROVED: The Board recently approved and directed that the walk surfaces of all balconies receive a new maintenance membrane coating. Any balcony not being re-built with new sheathing and framing (which includes most them) will receiving a new maintenance coating. This work will start once a clear weather is forecast over multiple days, which is required to allow the coating to adhere and so it properly cures. At Building 4, we expect this work will start at the NW elevation stacks, and continue around the building in a counterclockwise fashion.

EXTERIOR PAINT: At the end of January, the team scheduled to begin prepping for the exterior paint at Building 4, starting at the NW Courtyard quadrant stacks. Pressure washing was performed and the painting crew applied their initial production “mock-up” at two stacks for review by the Architect and
Construction Manager. However, since then weather delays with low temperatures, rain, and elevated ambient moisture, along with associated issues with paint adhesion have delayed continuation of the
painting. This is not uncommon in various microclimates throughout the Bay Area, particularly this time of year. And, the Architect, Construction Manager, and Contractor have been working with the Painting Manufacturer to develop special protocols for the Emeryville/Bridgewater microclimate, along with testing in controlled conditions, and evaluation of different paints to achieve adhesion. Continuation of exterior painting will be scheduled once the team has adjusted the paint specifications for proper performance/adhesion, and as soon as the weather cooperates. 

EXTERIOR WORK = A LITTLE INTERIOR DAMAGE: Along with the exterior repairs comes the associated banging and hammering required to complete this work: demolition of siding, prying out old gypsum board and screwing in new sheathing, removing old windows and sliding glass doors and installing new windows and doors, etc. Repairs of interior damage caused by the exterior work, including sealing, patching, priming, and painting of interior drywall around windows/doors, will be made AFTER the new siding and trims have been installed at each stack. The nature of the current repairs may cause what are called "nail pops," along with some minimal separation of drywall seams on interior walls, mostly at the outside walls around the windows and sliders. Nail pops occur when the head of drywall nails or screws "pop" through the interior drywall and paint, creating a small round "out-dent" that will need to be re-set, then patched and painted to bring the interior wall back to match the existing aesthetic integrity of the wall. Likewise, the removal of old windows/sliders and the installation of new windows/sliders, may create some "separation" around the window and door openings, which will need to be caulked, patched, and painted to match the surround interior wall. It’s normal for these small issues to arise during construction. However, to ensure that residents aren't unduly inconvenienced, and to prevent the construction crew from needing to make the same repair multiple times, these minor interior issues will be addressed and coordinated *after* ALL the exterior repairs are completed at each unit stack. We will notify and coordinate with residents individually - via phone call, email, and/or posted notices - when it's time to make these repairs.

PLEASE NOTE - CUSTOM PAINT

COLORS WILL NOT BE MATCHED

Repairs may entail sealing any gaps/separations, then painting the window walls where damage needs to be touched up, and not more than "corner-to-corner" back to the Developer's original paint color/s. The contractor has not been contracted to match to custom colors, so residents with custom paint/colors on window walls will need to supply their own paint. Neither ACE nor the Association will reimburse unit owners the cost to match custom paint. Likewise, the contractor is not contracted to paint different colors over existing colors, as this requires additional preparation, more paint, and is more costly. Residents wishing a paint color change should consult a local painting contractor to obtain a paint quote for any additional painting work desired.

PROJECT SCHEDULES: PROJECT SCHEDULES: As a reminder, all Project schedules will be posted at the kiosk located in the courtyard on the east side of the construction yard – this includes current 2-Week Look Ahead Schedules for Building 4 and Building 3 thru 3/17/2023. Building-specific schedules will be posted in each building and on each unit door when work requires it; and schedules relevant to all buildings will be posted in each elevator. Schedules will be updated periodically throughout the project as required. The Master Schedule for the entire project has also been updated and can be downloaded by clicking the link below or by hovering your mobile phone camera over the QR code in the sidebar above: Bridgewater Condos - Construction Schedule REV 3.8.2023. 

QUESTIONS or CONCERNS: 

If you have ANY questions, please direct them to I-Beam's Construction Concierge team: Sr. Project Manager Chris Alcorn and Project Manager Anthony Azamar. You may call I-Beam's Concierge hotline ANYTIME day or night and Chris, Anthony, or the on-call Concierge will return your call during business hours. Your questions and concerns are important to us, so we will endeavor to respond within 24-hours or less: 

I-BEAM CONSTRUCTION CONCIERGE 

Toll Free at 1-866-620-8880x1, 415-324-8806, or 415-325-5799

bridgewater@ibeamsf.com - chris@ibeamsf.com - anthony@ibeamsf.com 

Project information and updates can also be accessed via 

I-Beam's Construction Concierge Project Blog site: 

BRIDGEWATER PROJECT BLOGSITE: 

http://bridgewater-recon.ibeamsf.com 

Thank You! 

I-Beam Reconstruction Management, Inc.