Windows Replacement Project ‐ Phase 2 Update - August 30, 2022
BACKGROUND
As described in the August 10, 2022, update report, the Bay Scene Owners Association (Association) has signed a contract with Whitmore Architects (Whitmore) for Phase 2 Window System Replacement services. Phase 2 services consist of three subphases: 1) Design Development; 2) Preparation of Construction Plans and Specifications; and 3) Construction Support and Administration. At this time funding has been authorized ONLY for the initial Design Development subphase.
Phase 2 work will build on the Phase 1 Investigation and Conceptual Design completed by Whitmore in late 2021. The results of that study were presented to the Bay Scene homeowners at the January 8, 2022, Townhall meeting and published on the Bay Scene website here.
PHASE 2 DESIGN DEVELOPMENT TASKS
The following tasks are included in the Phase 2 Design Development subphase:
Research alternative window systems and manufacturers; evaluate materials, function, aesthetics, constructability, quality, and price options.
Evaluate structural support conditions; assess and structurally define support concepts for various window systems; address impacts of existing conditions, i.e., uneven slab.
Evaluate window system weather protection requirements, including horizontal and vertical drainage, flashing and trim.
Evaluate energy performance and appearance options of available glazing systems.
Study and address integration of window system(s) with building
architecture, including head, sill, unit‐to‐unit (fire, sound, odor) interfaces; study and address modifications and integration with existing exterior conditions at grade.
Prepare preliminary shop drawings and cost estimates.
After completing the above tasks, the design team and Windows Committee will hold a value engineering charette to examine cost saving alternatives and strategies. Following the charette the design team will:
Prepare design development drawings, specifications, and cost estimates.
Meet with Association Board of Directors and Windows Committee in initial and follow‐up meetings to discuss window design, cost, and system installation and sequencing.
Present design drawings, renderings, proposed window sample(s), hard cost estimates, and financing options to Bay Scene homeowners in a Townhall meeting.
The Townhall meeting should provide homeowners a clear picture of how new windows would appear and function, and how much they would cost. A formal vote of all homeowners will then be conducted asking whether the Association should authorize preparation of construction plans & specifications and installation of a new window system. This vote would include approval of a special assessment to pay for the new windows.
SCHEDULE
The current schedule for the Design Development subphase is viewable here. Key dates are September 28, 2022, for the value engineering charette and December 12, 2022, for the Townhall meeting. These dates are, of course, subject to change should unforeseen circumstances develop; however, we recommend homeowners save the December 12 date to attend the Townhall meeting (either in person or via Zoom).
It is expected the new windows approval and special assessment vote will occur shortly after the Townhall meeting, in conjunction with Bay Scene’s annual election and membership meeting (scheduled for February 8, 2023).