Botanica Midrise Refurbishment Project Implementation Details

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(Please note that you must be logged in as Owner to read the entire Notice)

FEBRUARY 15,2016

OVERVIEW

In the fall of 2015 the Midrise Refurbishment Committee (MRC) presented residents with a plan to refurbish the lobbies & hallways in the midrise buildings. Samples of paint colors, carpeting, wallpaper, lighting and furniture were presented to Botanica residents at the meetings.

Now we are in the IMPLEMENTATION stage. Due to budget constraints, not all recommendations proposed by the MRC will be addressed at this time. However, Tile, Paint & Wallpaper & Carpet installation will be done now. This entire project is forecast to take just over four months. (See attached schedule).

We are starting first with Tile work in first floor lobby (mailbox area) past the garage entrance, followed by Paint & Wallpaper Phase A in all seven buildings, then new carpeting in the hallways & landings in all seven buildings, and finally Paint & Wallpaper Phase B. ( Please note that for financial reasons, the stairways/intermediate landings will not be done at this time).

Tenders were issued for each of these three aspects, received/ reviewed /analyzed and the contracts awarded for each job. Below is a summary of what work will be done, impact on residents and an approximate start & end date. A schedule is attached showing what work will be done in your building & when. This schedule will be updated whenever a job is forecast to change from the scheduled date. A copy will be in the office, one delivered to your unit and one on the web (BotanicaCondos.ca). The buildings will be done in the following order: 253, 255,259,263,265,257 & 261. This order was dictated by the use if similar paint colors for these buildings. This schedule indicates codes for each “job”: TILE work is “T”, Paint & Wallpaper is “PA” for Phase A and “PB” for Phase B and “C” for Carpet.

Each job will proceed in a “staggered start” format in the order described below:

      1: Tile Work will be in the first floor lobby area ( garage entrance ). Two buildings at a time

starting on February 22nd

    in building 253 & 255.
    2: Paint & Wallpaper (Phase A) – Wallpaper removal, wash, repair, sand walls & primer paint applied.
    3 : Carpet – Removal & Installation of new carpet.
    4 :Paint & Wallpaper (Phase B) New wallpaper application & final coats of paint.

Note: Both the carpet and paint & wallpaper contractors recommended a “2 phase” approach whereby carpet is installed between the removal of the old wallpaper and the installation of the new wallpaper. This minimizes any possible damage to the new wallpaper & newly painted areas.

You can find the entire Work Schedule here.

(1) Tile – Work schedule “T” notations

Tile work will be done by Ottawa Tile Ltd and Dino Pietrobon is our contractor. Tile work is starting earlier than anticipated . This is why the notice period is much shorter than originally planned.

Tile work will be on the first floor only, in the mailbox area two buildings at a time. Existing floor tile will be removed using jackhammers and new tile installed with 12×24 tiles. New wall tile will be affixed on top of existing tile around the elevator doors and mailbox area. You will see boxes of tiles placed near the garage building entrances next week.

Note Buildings 257 & 261 ONLY will also have new tile in the vestibule level, 2 floor area between the two entry doors due to badly deteriorated tiles. This work will take approximately one week per building.

Impact on Residents

Tile work will take approximately 5 days per building. This means that residents will not be able to enter the building from the garage or access the mailbox area during his time.

THERE WILL BE NO ELEVATOR ACCESS TO THE FIRST FLOOR AND NO GARAGE ACCESS FROM THIS LEVEL FOR ONE WEEK.

Residents will be given complimentary temporary parking passes during that week to park in the visitor parking spots outside if they prefer. If you decide to leave your car in the garage, you must access the garage from the outside. These parking passes will be delivered to your unit and will indicate “MRP PARKING” your building # and effective dates.

Residents from the two units on the first floor will only have access to the outside via the stairs. Anyone with mobility issues should plan accordingly e.g. heavy items should be brought in prior to the scheduled start date, garbage out on the weekend etc. While work is underway, residents can pick up their mail at the Office during that week. It will likely be quite dusty during the tile removal stage, but the contractor will hang plastic to minimize the dust. The noise from the jackhammers, although very loud should only last one day. Turn up the TV!!!!!

Building Schedule – See Attached “T” notations

All Tile work will begin February 22nd and is scheduled to end March 24th. Refer to the attached schedule for your building timetable.

(2) Paint & Wallpaper – Work Schedule Phase A – “PA” notations

In phase A the old wallpaper will be removed, walls washed, repaired as needed and sanded. A paint primer will be applied on the unit doors & walls. Phase A work is estimated at 1 week per building for all 4 floors and will proceed in the same building order as Tile. Carpet installation will follow Phase A.

Impact on Residents.

Estate Restorations will be doing this work and Rick Veit is our contractor.

During Phase A the hallways will be a bit messy and the old carpet may be wet as existing glue needs to be washed off with water and the walls repaired and sanded. Primer will be applied to the walls/doors.

Residents are to remove ANY DOOR KNOCKERS, BUZZERS, WREATHS ETC THAT ARE ON THE OUTSIDE OF OUR UNIT DOOR .

You will be able to “come & go” from your unit while wallpaper is removed and the priming done. Make sure you enter the hallways carefully to allow the contractors time to make any accommodations for you.

Building Schedule – see attached. “PA” notations.

Removal of wallpaper & paint priming is scheduled to start March 3rd and end April 22nd.

(3) Carpet – Work schedule “C” notations

Mathew Guindon of Personal Impressions is our contractor.

After the Paint & Wallpaper Phase A is completed, the old carpets will be removed and new carpeting installed in the hallways and the landing areas on each floor (not the stairs or intermediate landings at this time). The carpets will be installed quickly and will average approximately 2- 3 days per building. They will glue down underlay and install the carpet . The removal of the carpet will be a bit messy & dusty as the existing underpad has badly deteriorated.

Impact on Residents

You will be able to “come & go” from your unit while the carpet is being removed/installed. Make sure you enter the hallways carefully to allow the contractors time to make any accommodations for you.

Building Schedule – see attached “C” notations.

Carpeting is estimated to start April 7th and finish April 26th.

(4) Paint & Wallpaper Work Schedule Phase B – “PB” notations

The new carpeting will now be down now and the walls ready for the new wallpaper and the final coats of paint

Estate Restorations will be doing this work and our contractor Rick Veit and Mike Brodeur will be working together for the wallpaper work.

Impact on Residents

This should be minimal . You will be able to “come & go” from your unit while the wallpaper is being installed and the final coats of painting done. Make sure you enter the hallways carefully to allow the contractors time to make any accommodations for you. Since the new carpeting will be protected by floor sheeting, care should be taken while walking in the hallways during this stage.

Building Schedule – see attached “PB” notation

This final phase is expected to take approximately 1 week per building starting April 25th and ending June 13th.

How You Can Help

  • Be patient through this process with both the MRC & the Implementation Team residents who have spent endless time getting this “off the ground” and with our contractors who want to get the job done as efficiently as possible.
  • Any question should be directed to the Office and I will get back to you. I don’t want the contractors interrupted while doing their work as they are on a tight schedule..
  • Plan your time around the work schedule for your building – deliveries , garbage etc.
  • Refer to the attached “Work Schedule” that will be updated whenever a change is made . The Office will always have the most recent update , the residents will be given one and the website will also have the most recent version. BotanicaCondos.ca
  • After Tiling is completed , scheduling updates will be posted in the notice slot near the mailbox area.

Joanne Workman – Owner Project Manager