Hello Independence Harbor Residents,

As you can see from the property the construction projects are well underway. Below are updates and rough timing for the next phases of what’s happening with the Podium restoration, EIFS repair, and pier maintenance.

PODIUM UPDATES

The podium (or upper level) is in the first phase of a multi-year restoration project to ensure that the steel columns and joists that support it do not corrode due to water damage. The main goal of the restoration is to rebuild the waterproof membrane that sits underneath the asphalt of the podium and repair and reinforce some of the steel supports. While we are performing these fixes, there will be some small cosmetic updates that will both make maintenance easier and bring elements of the podium up to the latest building code.

As many of you have seen, the Livingston Court progress has been slower than anticipated. This is due to both the extremely heavy rain causing work stoppages and the unexpected increase in work needed to properly waterproof the podium realized once the workers got a look “under the hood”.

NEXT STEPS

• Spring 2019: Finish Livingston Podium Work & Steel support wraps up (weather permitting). Finish patio replacement on the east side of Hancock Ct.

• Spring/Summer 2019: Hancock Ct podium and supporting steel restoration begins, Finish Thornton Ct waterproofing to go all the way to the building

• Summer/Fall 2019: Work resumes at Thornton on the Courtyard demolition & renovation, and the clearing and restoring the grass on the east and southern patios. The southern patios of Thornton will be demolished and renovated.

Note: Once Thornton Ct. is completed, engineers will determine whether Franklin Ct. or Williams Ct. will be the next

So what does this mean for parking?

Management will contact affected residents to assign temporary parking spaces during the construction process. Temporary parking spaces will be assigned on Independence Way North & Independence Way South.

EIFS UPDATES

For new residents unfamiliar with the term, the EIFS is essentially the stucco facade of our buildings. The challenge is that it was not initially treated with the waterproofing layer when it was built, and it was never added afterwards. In effect, it acts as a sponge, soaking up water and passing it through to the walls behind, or the wood frames that surround the windows and sliding glass doors. It is a big source of the leaks across independence harbor.

Here is the current schedule for EIFS restoration

• Spring 2019 - Current EIFS restoration is focused on Livingston Ct. – Areas in progress are South Elevations, Independence Way North Demolition of existing exterior wall system down to the metal stud framing.  Activities include installation of new concrete sill and metal framing, repairs to metal framing, installation of new sheathing, waterproofing the sheathing, and foam insulation.  

• Spring 2019 - the EIFS restoration along 71 Independence way and in front of the 03 and 04 line on the North East corner will take place within the next three weeks.

• Summer 2019 - The next anticipated Phase at Livingston Ct. will be on the 3rd floor on the east side of the building between the 01 line and 03 line.

Please Note: After completion of Livingston Ct., engineers will determine next highest priority area to address

PIER UPDATES

Trevcon, our marine construction firm has been engaged to execute our multi-year pier restoration project.

• 12/31/18: Trevcon work was completed for first portion of phase 1 pier remediation

• Summer 2019: Concrete beam repairs will begin; 23 beams out on the offshore end of the pier, 9 columns & 3 sections of decking. The next steps are preparing the steel reinforcement that is remaining and replacing any necessary reinforcement as per the engineer’s specs. Once the reinforcement is in, all surfaces will be blasted clean. Finally, the Shotcrete will be installed. Shotcrete operation will be barge-based. The barge is on schedule to be delivered to the end of the pier either the last week of May of the first week of June.

• 2020 or later: Phase 2 pier remediation begins

If you have any questions, feel free to reach out to management or come by our next open board meeting.

Thanks,

Your board