UA-8046369-2 Special Mttg Public Info | ChelseaTowerCondominium-Bethesda MD USA

ChelseaTowerCondominium-Bethesda MD USA

Special Meeting at CT (Windows and Heating and Air Conditioning Equipment)
7 May 2015

CTBoard: Corey Lang, President, Andrew Kiang, Vice President, Marc Seidman, Treasurer, and Louis P. Solomon, Member at Large.

Two firms were represented and addressed issues associated with the Windows Project and the replacement of Heating and Air Conditioning Units with heat pump and air handler prototype systems.

Owners Attending the Meeting: (50)

This special meeting, which began at 1930, was for discussion of the Windows, Heating and Air Conditioning. There were Questions and Answers which were addressed and answered.

The audience, consisting of Owners, were told how the new windows will be put in. Great care will be taken in order to have minimum disturbance to the units. The new windows are very high quality. The are manufactured by a well known windows manufacturer. Insulation is a part of the installation. The firm that may do the Windows Installation project, discussed a variety of issues and answered questions from the floor. Shop drawings will be prepared, prior to fabrication. One mock-up unit will be installed as a test installation. This is to test the performance criteria. Main Tests are for air leakage and water penetration. New windows are classified as AW50, which is the highest current performance classification.

It will take 4 to 6 weeks to obtain the mockup windows after the contract is signed. It will take about 12 weeks to get the replacement windows manufactured once the mockup windows are installed in a test installation. This is a very busy time of year so it may take longer to get the windows manufactured. Windows will probably begin being installed sometime in September. The plan is to install 12 to 14 windows per day. The entire Chelsea Tower building has 438 bedroom windows. It is estimated that the entire installation process will take about 3-4 months. The entire project should be finished before the winter sets in. All work will be from the outside of the building, top to bottom, and tier by tier.

The installation process is quite straight forward. Each unit will need to be entered to obtain the exact dimensions of the replacement windows. The windows will be replaced from the outside of the building using a swing scaffold that is secured to the building at the roof. It will also be necessary to have workmen inside each individual unit during the window installation process. The old windows will be removed by cutting the frames and collapsing the frames toward the center of the window minimizing the chances of damage to the interior walls or exterior brickwork. The objective is to complete the work in an individual unit in 1 day.

Thorough and appropriate inspections will be made throughout the installation.

The installation is going to be compatible with caulking used already in the existing construction. The windows themselves, which is an entire new installation, are completely warrantied.

Leaks were discussed. The fundamental question: is the leak through the windows, or is it through the flashing? The through-wall flashing had been upgraded in recent years and window installation will be done without damge to it. The windows are themselves under warranty by the window manufacturer and window installer organization.

A question was raised about the reimbursement of windows. The issue was raised about potential damage internally. The window installer organization is responsible for all non-normal damages associated with windows installation.

For owners interested in replacing the sliding glass doors, a group purchase plan will be announced. The sliding glass doors are owned by the Unit Owners; they are not common elements. An entire offer indicating prices and bulk discounts will be exhibited in the lobby as soon as possible.

Window discussions ended at 2030.

The second part of the meeting was a presentation by the organization that is being considered for the replacement of Heating and Air Conditioning Units with heat pump and air handler prototype systems. A prototype system has been installed in one unit, with the Heat Pump installed on the balcony, with the permission of the CT Board as a special experiment.

There was some concern about having the heat pump on the balcony. The Board will put restrictions on the size and look of the heat pumps on the balcony. The issue of the acoustic signature of the operational heat pump was not discussed. Acoustic signature data has been requested and will be made available to interested parties.

Detailed discussions took place about individual equipment to suit the apartments. Prices are roughly $5500-$6500, depending upon size.

Presentation on Heating and Air Conditioning systems ended at 2125.

The meeting ended at 2125.