Community Project Updates

Below are brief updates on many ongoing maintenance and landscape projects in and around the community. Click on a link below to go directly to that section.

GRF Project Updates
Third Project Updates
United Project Updates
City of Laguna Woods Projects (also visit www.lagunawoodscity.org)
For details about ongoing maintenance projects, click here.
For special landscaping schedules, click here.

GRF Project Updates

Clubhouse 5 Fire Alarm Improvements: During the Orange County Fire Authority (OCFA) annual fire life safety inspection, OCFA flagged the walkway enclosure as an undocumented improvement.  At the end of April the Contractor received OCFA inspection for the a fire alarm system installation, updated exiting signage and new emergency lighting in the main lounge, bar, enclosed walkway, multipurpose room 1 and 2.

Clubhouse 5 Projector & Screen Replacement:   The 2013 Capital Plan includes replacing the projector and screen in the Clubhouse 5 Main Lounge.  An audio video (A/V) consultant has been retained to design the new system.  A scope of work has been completed and the project is currently bidding.

Gate 7 Renovation: The Board approved replacing Gatehouse 7 due to the extensive dry rot and termite damage that was discovered during the planter removal.  The project will include a new gatehouse, a speed table with pavers at the entrance, modifying the sidewalk and parking stalls for ADA compliance, new landscaping and relocating the Security radio equipment to the Gate 14 Headend Building.  A scope of work has been issued to Consultants for the project design and the project is currently bidding.

Energy Management System:  The Board approved funding to replace and upgrade the energy management system (EMS).  The Contractor has surveyed all of the facilities and submitted product cut sheets to the Engineer for approval.  The Contractor has completed EMS installations at the various facilities.  The final commissioning, trouble shooting and punch list for the EMS installations have run into programming problems and are taking longer than expected.  An updated date for completion is now the end of May 2013. 

Gate 1 Renovation: The Gate 1 improvements include a new gatehouse, reconfiguring the entryway for improved security and traffic flow, new parking area, new signage and wall treatment and additional security cameras.  The plans have been approved by the City for permit issuance.  The Board approved proceeding with the project February 5, 2013 GRF Board meeting but removing the storm drain items.  The Contractor completed demo, dry underground utilities and pouring the concrete slab.  The Contractor is currently working on constructing the monument wall, grading the site and framing the new gatehouse.

Gate 1 Access Information: During construction, Gate 1 will be open to all vehicle traffic, except commercial vehicles.  Flyers are being distributed to deter commercial vehicles from using Gate 1 during the renovation.  Residents without a valid gate pass or that haven’t been called into the Gate Clearance system will be directed to Gates 2 or 3 for entrance. Golf carts shall use the El Toro tunnel instead of Gate 1 during construction.

Aliso Creek Service Road Repairs and Bridge Replacement:The December 2010 rain events collapsed the foot bridge and, over time, the service road has begun to erode and narrow along the creek.  In December 2011 the Board approved replacing the bridge with a six-foot wide dry weather stamped concrete culvert bridge.  A Civil Engineer has completed the engineering design for both Aliso Creek projects.  The project has been bid and the contract has been finalized.  The City council approved the project at the September 19, 2012 meeting.  Construction fencing was installed on May 3, 2013.  Mobilization, demo and grading began the week of May 6, 2013.  During construction, no residents are allowed on the service road between Avenida Sevilla and the former bridge location.  Signs are posted down outside of the construction site with pedestrian detours. 

Community Center Renovation:The mail room service window, electric Board/Birch Room partition, Community and Property Services carpet installation Eight bollards required for detectable warning at the ADA path of travel have been completed.

Balcony/Window Repairs & Exterior Improvements: A consultant has performed water testing on the Community Center building to locate the sources of water intrusion.  Staff worked with the Architect and water testing consultant on the final design to mitigate the water intrusion from the windows, trellises and balconies.  The bollards around the exterior of the building will be done with this portion of the project.  The project has been out to bid and a contract has been issued to the lowest bidder.  Once the contract is signed, a construction schedule will be finalized.

Hole #1 Modifications:  The Hole #1 tees are being lowered and netting is being installed to protect Moulton Parkway from errant golf balls.  The netting is being installed by the Moulton Widening Contractor.  The grading plans to modify the tees and Hole #1 are complete and the permit has been issued by the City.  The Contractor has completed work by the green so the golfers can play a temporary par 3 at Hole #1.  The Contractor is working on grading the new tees and golf cart path..

Moulton Widening: Phase II of Moulton Widening extends from the bus stop just north of El Toro Road to Santa Maria along Moulton Parkway.  The construction for the project is being overseen by the County of Orange.  The Contractor has mobilized and one lane in each direction is shut down along the median.  The first phase of work will be in the center of the roadway at the medians.  Phase 2 is along the golf course on the east side of Moulton Parkway and is expected to begin in early June.  Further details on the phasing and areas of impact will be available once the Contractor’s schedule is finalized.  Updates on the project will be posted on the Laguna Woods Village and City of Laguna Woods website. 

27-hole Golf Course Grading Modifications: The Contractor completed constructing 700 feet of landscaped embankment along the eastern half of the 27-hole golf course to prevent golf course runoff from draining toward CDS 219.  The fencing will temporarily be left in place to help the grass establish quicker.

Third Project Updates:

Third Mutual Garden Villa Beam Replacements:

Below is the list of affected buildings that are part of the replacement program:

Completed: B4006, B2399, B5519, B2400, B2402, B2403, B2401, B2397, B2398, B2384, B2385, B2389, B2390, B2404, B2405, B5500, B4009, B4010, B4011, B4007, B4006, B4008, B5518, B5515, B3420,B3242and B3241.

Under Construction: B5517

Construction schedule TBD in 2013 for: B2386, B5510, B5499, B3243, B5371 and B3244.

Third Mutual LH21 Beam Replacements: During construction additional dry-rot was found at Buildings B4002, B4003, B4004, and B4005 that required additional.   The Board approved additional funding required to complete these buildings.  Construction has begun on the project.                                                         

Structural Engineering completed and construction scheduled later in 2013: B4012, B4013, B4014, B4015, B4025 and B4026

Elevator Replacement Program:  Being scheduled for 2013, consultant has completed the Scope of Work for the various programs and staff is reviewing.  Next step is to begin the bidding process.

TLHM 3-Story Building Fire Alarm System Engineering: .

The OCFA (Orange County Fire Authority) approved the fire alarm upgrades without additional code restriction mandates.  The program beginning in 2011 and ending in 2016, calls for the 81 three-story buildings fire alarm systems to be replaced.

 The 2013 Fire Alarm Upgrade Program began March 25^th at Building 2395.  It will include 18 buildings in 2013.  The following buildings are part of the 2013 program in the order shown below:

 2395, 2396, 2398, 2399, 2400, 2401, 2402, 2403, 2404, 2405, 969, 3335, 3336, 3337, 3338, 3363, 3364, 3365

Waterline Epoxy:  Several buildings in Third Laguna Hills Mutual (TLHM) have a large number of leaks in the interior copper water lines. The majority of these high leak buildings are Garden Villas in the Gate 5 area west of Via Mariposa and adjacent to the 27-hole Golf Course.  The following forty buildings have experienced the most leaks and the first set of buildings scheduled for epoxy lining:

2011: (Completed)

Building 2386, Building 2392

2012: (Completed)

Building 2403, Building 2400, Building 2399, Building 2393, Building 2384, Building 2404, Building 2391, Building 2390, Building 2389, Building 2388, Building 2370, and Building 2385

2013; (Completed)

Building 2369, Building 2405, Building 2394, Building 969,

2013 Scheduled:

Building 2401 (Under construction at the time of the meeting, it will begin Monday April 15^th), Building 2396, Building 2387, Building 2381, Building 2397, Building 2395, Building 3335, and Building 3003, Building 2380 (Jerry, this building was scheduled for the week of the 8^th but a problem with the hot water and cold water shut off valves caused this project to be cancelled and rescheduled later this year).

2014:

Building 2398, Building 2321, Building 2318, Building 2314, Building 2315, Building 2297, Building 2355, Building 2288, Building 3212, Building 2402, Building 5515, Building 5510, and Building 2316

TLHM Water Conservation Pilot project: Of the 95 manors selected for high water usage, the plumbers have completed inspections on 91 manors and 4 manors were not accessible. The water conservation Ad-hoc Committee was disbanded in October 2011. Future water conservation topics will be over-seen by the Landscape and M&C Committees. 17 Manors with high water usage as well as the 4 previously non-accessible manors have been identified and the M&C directed inspections to be performed by the plumbers. The plumbers were able to inspect a total of 16 manors, which included 2 of the 4 manors identified in 2011. Individual summaries of the inspections and suggestions for water conservation have been sent by mail to the manors inspected and a report of the inspection results were presented in the 7/5/12 M&C Committee.

Third Water Heater Electrical Upgrades: An additional staff person has been hired to coordinate, administer, schedule and inspect electrical upgrades to all manors. This requires an upgrade from a 20 amp breaker to a 30 amp breaker and upgrade from 12 gauge to 10 gauge wiring. Start of construction has commenced in September. Staff and the contractor have been averaging 3 manors per day. To date over 1051 manors have been upgraded. A program to have the electrician perform an investigation of the existing electrical system was added to this project half way through.

Structural Repair of Stair Stringers:  The 3-story Garden Villa style buildings have exterior stairways made of concrete stair treads on steel supports that are attached to each building’s first floor level.  The steel supports for the stairways are in various states of deterioration.  The following is the projected schedule to improve the steel supports:

            Group #1 – is complete

                        Buildings 2400, 2399, 2398, 2397, 2396, 2395, 2394

            Group #2 – is complete

                        Buildings 2393, 2392, 2391, 2390, 2389, 2388, 2387

            Group #3 – Scheduled to complete later in April

                        Buildings 2386, 2385, 23874, 2353, 2355

Stucco Replacement at Garden Villa Breezeways:  leaks were identified at the windows and walls in the center breezeway on all three levels of five Garden Villa buildings.  It was determined that the building paper behind the lath and plaster was deteriorating and worn out in the walls of the breezeway adjacent to affected units on all three floors.  Buildings 2391, 3242, 3241, 2403, and 5370 have been completed with only minor landscaping yet to be performed. 

Third Slope Repairs below 3265 San Amadeo. The construction is complete, waiting on final inspection.

United Project Updates

United Mutual Lighting Pilot program: Staff is working with the Ad-hoc committee to investigate various options.  At the request of the Committee, the lighting consultant that initially investigated the walkway lighting system returned to the four cul-de-sacs to investigate the condition of the underground electrical conduits and their suitability for re-use for an updated walkway lighting system.  The consultant’s report states that the existing electrical conduits are PVC and are in good condition; however, the conduits are not installed at the proper depths and are therefore in violation of current code standards.  It is the Consultant’s opinion that because the conduits are not at the proper depths they should not be re-used for any future lighting improvements.  Staff spoke with the City to see if using the existing conduits for a new lighting system will be allowed.  The City has told Staff that they will allow the existing conduits beneath the walkways to be reused for a new lighting system provided they are in good condition.  All new conduits not under walkways must be installed per current code requirements.

The ad-hoc committee requested Staff to develop recommendations for a pilot lighting program in a portion of CDS 7.  The committee requested staff recommend a site for the pilot program and several light fixtures for consideration.  Staff is developing these recommendations and will meet with the ad-hoc committee to discuss and receive further direction.             

United CDS Entrance Pavers: The Landscape Committee has selected CDS 10, 205, and 206 to continue renovation improvements including installing a decorative paver strip to match the pavers installed at CDS 67.  GRF owns a 28-foot wide strip over the drive aisle in CDS 206.  In the November 2012 GRF Board meeting the Board approved the installation of the pavers at the entrance to CDS 206 but at the Mutual’s expense (Third and United).  In the December 2012 Third and United Board meetings the Boards approved to pay for half of the paver strip at CDS 206.  In December 2012 the United M&C approved to use the existing funding to install pavers at CDS 10, 205, 206 (half the cost), and another CDS to be named at a later date.

Funding for the pavers is available from the Landscape Revitalization Replacement Fund.  Staff has contacted a geotechnical engineering consultant to assess the soil characteristics and develop recommendations for the base for the paver strips.  Construction will follow once engineering is completed.

Additional money is available in the Landscape Revitalization Fund should the Committee wish to install pavers at additional locations or change CDS.

United Dishwasher Recall: United Laguna Woods Mutual received notification from General Electric of a recall on certain models of dishwashers manufactured between March 2006 and August 2009 and that were installed as member-selected upgrades in 133 manors. The recall is due to an electrical failure in the dishwashers’ heating elements that can cause a fire hazard. The model numbers being recalled begin with the sequence: GLD4, GLD5, GLD6, PDW7, PDWF7, EDW4, GHDA4, and GHDA6. Model numbers can be found on a metallic plate on the left tub wall, visible when the dishwasher door is opened.

Staff is sending letters of notification to members in the manors with these dishwashers, notifying them that they are to immediately discontinue use of the dishwasher, unplug the dishwasher from the outlet (and if they need assistance unplugging the unit to contact Property Services at 949-597-4600). Staff is also supplying specific information to these residents on how to contact GE for a free in-home repair. For additional information, residents can contact GE at 866-918-8760 or visit the website: www.geappliances.com/recall. 

CDS67 Sign Project: Additional funding has been appropriated for lighting and signage and is required to go through the City’s sign plan requirements.  

On January 2, 2013 Staff received a letter from the City of Laguna Woods that the CDS 67 signage pilot program has been approved.  Staff has received bids for the construction and installation of the two proposed signs.  The bids received are higher than the appropriation.  Staff will present the issue to the M&C Committee and seek further direction.

United Water Heater Electrical Upgrades: : An additional staff person has been hired to coordinate, administer, schedule and inspect electrical upgrades to all manors. This requires an upgrade from a 20 amp breaker to a 30 amp breaker and upgrade from 12 gauge to 10 gauge wiring. Start of construction has commenced in March. Staff and the contractor have been averaging 10 manors per day. To date over 4,669 manors have been upgraded. A program to have the electrician perform an investigation of the existing electrical system was added to this project half way through.

City of Laguna Woods Project Updates

No projects at this time.