Demolition and construction of the clubhouse expansion has begun! Over the next few months, you will see activity on several fronts:
November 20, 2017
Our long construction project is moving through final phases, well along the way toward completion. Once PG&E relocated the meter panel, our electrician completed all the wiring in the framed bathrooms. The drywall subcontractor immediately moved in and has by now (11/20) completed hanging, taping, and texturing all the drywall. Later this week, the tile subcontractor will begin installation of a huge amount of tile, which is estimated to take on the order of three weeks. Following completion of tile installation in December, the finish trim will be installed in the bathrooms and we'll be done!
In parallel to tile and trim installation, the main contractor is completing installation of the hand rail on the north stairs, so they will soon again be useable as a secondary entrance to the Club. He will also be completing a number of smaller projects, such as finish trim on the rebuilt bar wall, new electrical circuits, sheathing of the trash area, and installation of exterior lighting. Then painting.
Yes, it has been a long process, so celebrate Thanksgiving and look forward to project completion in December.
October 26, 2017
PG&E has completed migration of the power supply to the new meter panel, so the electrical subcontractor is installing the new breaker panel, wiring the bathrooms, and reconnecting all the clubhouse circuits (old & new) to new breakers. We expect this work to be complete within a week. Simultaneously, finishing touches are being applied to bathroom framing and built-in appliances and ducting. Once all this work is complete, drywall will be installed, followed by tile installation. The COC is being consumed with the fine details of the finishing touches, so we certainly get the sense that there's light at the end of this tunnel.
October 19, 2017
Finishing touches on painting all the completed exterior are being applied. Final framing of the bathrooms is being completed as well, including blocking for grab rails and fixtures. The new roof has been completely installed and we are weather-proof, so now work can proceed on the south guard wall and the wall-rail over the north stairs. The new enclosed area for the trash bins has been framed and roofed. The COC solicited five contractors to bid on the bath tile work. Three responded and the COC selected a tiling contractor with a reasonable price and very good references. The little fly in the ointment is PG&E cancelled relocation of the primary electricity lines this week and rescheduled for next week. This has become the pacing item on going forward with the bathrooms, i.e. ventilation, electricity, drywall, and tiling. But PG&E assures our electrical contractor we are on top of their priority list so hopefully this will be resolved next week.
October 11, 2017
Let it rain!!!! The finish membrane is being installed on the roof, making our clubhouse once again weather-tight. Next week, PG&E is scheduled to move the electricity main supply line to the new meter panel on the new wall. The new siding, battens, and trim are complete and painted. All of this progress means the focus of the contractor and subcontractors will be on completing the bathrooms: wiring, ventilation fans, drywall, and finally tile. Significant progress all around, but still a lot of detailed work remains. Enjoy the journey.
October 5, 2017
Replacement and painting of the exterior siding, battens, and trim is nearly finished. The last section at the top of the north stairs will be completed after the roof flashing is installed. Now the focus will be on completing framing the bathrooms, to be followed by wiring installation. Plumbing for the bathrooms has been completed. A new hose bib has been installed on the floating docks, so let's keep Race.Com clean and shiny. Hopefully over the next couple of weeks, the clubhouse will be made weather-tight, just in time for the winter rains.
September 27, 2017
The contractor is moving forward on installation of exterior siding, battens, and trim, painting as they move forward. Bathroom drain and water supply lines have been installed and have passed inspection.
A pacing factor going forward is the relocation of the main electrical supply line to the new meter box by PG&E. We have had a request in for this for over three months. Until it is complete, the contractor can not complete several other smaller projects, such as wiring bathrooms, drywall installation, tile installation, and water heater installation, but there is other work to be done in the interim.
We on the COC are well aware everyone is anxious for all the remodel work to be completed. Please remember we just started construction in May for a complex series of projects, while never disrupting use of the Club bar and galley. This is the largest set of projects to improve the Club since it was originally built and the bar was added, so our little facility was long overdue for all of these improvements. Let's persevere a few more weeks, get everything done, and then we celebrate.
September 20, 2017
Over the last few days, Layout Construction has continued to install the exterior siding sheathing, battens, and trim, and to prime and paint these as they move along. The deck rail is fundamentally complete, pending some touch up painting. The roof sheathing has been inspected and approved by the City of Monterey, so our contractor will begin working with a roofing subcontractor on final installation of the finish membrane. Plumbing of the new bathrooms is complete, pending City inspection. Once approved, wiring will be installed, then drywall. In addition, the plumbing subcontractor will initiate work on installation of the new water heater. All good progress, so far performed without once closing the bar and galley.
September 13, 2017
This week, the installation of the new waste drain lines has been completed and installation of the water supply lines will begin. The walls within the bathrooms are being framed, so the layout is very visible. New siding and battens are being installed, and painted as quickly as they go in. Now that roof penetrations are complete, the contractor will begin working with a roofing contractor to install the final roof membrane, just in time before seasonal rains begin.
August 30, 2017
The new deck rail is finished! What an improvement over the old deck rail. The bathroom walls have been laid out so the plumber can locate all the through-floors. This is a little trickier than a residential bathroom remodel as the clubhouse has a lot of large lumber underneath which can not be simply cut so the plumber is navigating pipes around beams and joists while adhering to ADA clearance specifications. New siding and battens are being installed. Continue to look for progress while we work our way down a long path of improvements.
August 23, 2017
The new deck rail is nearly complete and we can soon begin using it to safely rest our libations! The rotted floor under the old grease trap/water heater/refrigerator area is being removed and replaced, the last of the demolition. Everything you see going forward will be new construction, such as the new plumbing going in and framing of the new bathrooms. Once the plumbing vents and skylights are in, there are no further roof penetrations and the roof will be finished. It's starting to get exciting! Enjoy the ride.
August 16, 2017
Within the next several days the deck railing will be complete and we can all enjoy our deck once again with the new rail. Demolition of the bathroom areas is complete and no rot was discovered in the substructure. (The subfloor under the galley/utility area will be removed and replaced as it did suffer considerable rot from the leaking water heater and grease trap.) With the completion of the deck rail, the contractor will focus on framing the bathroom areas and the electrical and plumbing work will commence. Once the skylights and plumbing vents are in, the contractor will initiate completion of the roof replacement. Over the next few weeks, we will see good progress on all the construction.
July 26, 2017
MPYC ADA Construction Notice: Work is progressing on multiple fronts. The contractor has rebuilt the bar wall and will reinstall the bar doors as soon as some custom flashing is completed. Removal and replacement of the deck railings will begin next week. Gutting of the men's bathroom has begun. Gutting of women's bathroom will begin next week after Summer Sailing Camp is complete. Portable toilet facilities have been installed. They will remain locked except when in use. Keys to unlock them are hanging above the boat keys' lockbox. And KUDOS to the Entertainment Committee for decorating these facilities. Great job turning an inconvenience into entertainment. Enjoy the ride.
July 19, 2017
The platform is on a flatbed truck in the dry storage yard, soon to be placed on the junior dock from which it will be loaded onto a raft, floated under the wharf at low tide, and then lifted into place on the rising tide to be permanently installed and once again, never to be seen by most of us again.
If you have a chance to admire it on the junior dock later this week, you can impress you friends with some factoids during cocktail hour:
- The platform will be occassionally in the water, and needs to be corrosion-resistant, hence fiberglass and not steel.
- The fiberglass is 50% stronger than an equivalent steel platform.
- The fiberglass is 40% lighter than an equivalent steel platform.
- The fiberglass cost 50% less than an equivalent steel platform.
It was fabricated by Lera Glass in San Bruno for $8,000. The second bid was $12,000 and the third bid was determined to be incapable. Lera gave us a good price as this is apparently the first use of fiberglass for such a project in Monterey and they wanted a reference site for several anticipated similar projects where corroded steel is being replaced by fiberglass on the waterfront.
Once it's installed, the new main line of the plumbing can be installed, the galley and bar connected, and the bathrooms gutted. A big step forward.
Our dollars hard at work.
- Installation of the sewage ejection system under Wharf #2.
- Framing of the walls and roof in the expansion area over the recently installed cantilevered joists. (This expanded area is necessary for the bathrooms to become ADA compliant. The expansion area includes space behind the galley; although ADA expansion of the galley is part of the 2010 permit, galley expansion is left for subsequent funding and consideration.)
- Demolition and reconstruction of the bathrooms.
- Removal and replacement of the roof. The deteriorating roof rail will be replaced by a guard wall, masking the HVAC equipment on the roof.
- Removal and replacement of the deteriorating deck rail.
During the demolition and construction phases, all efforts will be made to minimize inconveneince to members and special events, especially the summer sailing camp. (Private parties and special events are still encouraged, but please work with the Commodore and Club Manager to schedule these around the construction schedule.) Please be patient, and enjoy the ride. Our collective investments in an improved clubhouse facility are underway.