Construction or Alteration
REMODELING AND REPAIRS
Alterations to either the Owner's primary unit or to any part of the
building affecting the Common Elements require written approval of the
Board. Building common elements consist of everything in the condominium
except the airspace within a unit, including building structure and interior
walls or chases where mechanical, electrical, plumbing, or any other
system serving the building may be located. Common, or demising walls
between units are also considered common elements. Any work that negatively
affects the acoustic performance of the demising walls will not be permitted.
The acoustic performance criteria are available through the Property
Management company. Any Owner considering alterations to their unit must
consult the Bylaws 7.6 and 8.2 and abide by all the regulations and restrictions
governing modifications and the approval process.
- The Board of Directors shall consider granting approval
for alterations only after the Owner submits a complete written
description of the work to be performed.
- In the case of alterations involving building common elements
as described above, the Owner will be required to submit a
complete set of architectural, structural, mechanical, electrical,
plumbing or other relevant plans and specifications for review
by the Association and any professional(s) hired by the Board
of Directors to assist it. The Owner is responsible for payment
of costs associated with such professional reviews. The Board
of Directors may impose such conditions on its approval of
an Owner's request to modify the building common elements
as the Board, in its discretion, considered appropriate.
- The Board of Directors reserves the right to observe the
work while in progress in order to insure that common elements
are being protected, and that alterations are following the
approved plans and specifications.
CONTRACTOR'S CHECKLIST
For renovations to any unit affecting common elements as described above,
the Unit Owner is responsible for the actions of their contractors. In
order to minimize any disturbance of other Owners in occupied units during
construction, the following rules must be observed by the contractor(s).
- Construction Hours: 8:00 a.m. to 4:00
p.m. weekdays.
- Insurance. All contractors must submit
to the Board via the Property Manager evidence of liability
insurance at least 48 hours prior to starting any construction.
- Permits. Prior to starting construction,
contractor must present to the Board via the Property Manager
copies of all permits required by law for the work to be done,
as well as copies of the building permits signed by an inspector
at each phase of construction. Such permits include: Building,
Plumbing, Mechanical (Dryer or other venting), Electrical,
Sprinkler. Before the conclusion of work, contractor must
present a Fire inspector sign-off for sprinkler locations
in the event that sprinklers have been moved or added.
- Damage to common elements. Owners are
responsible for any damage caused to common elements by their
contractors. Owners are also responsible for the cleaning
of construction dirt or dust that is tracked into hallways.
If a particular project soils the hallway carpet or other
common elements sufficiently as to require additional cleaning
services, the Owner may be charged for these services.
- Elevator. Owners must arrange building
access for their contractors and large deliveries through
the garage only. For move-ins of cabinetry or large items,
Owners should arrange with Property Manager for the key to
lock the elevator to facilitate faster delivery. Only the
padded elevator may be used by contractors or for large deliveries.
Under no circumstances are contractors permitted to tie up
both elevators at the same. time.
- Noise. Entry doors must be kept closed
during construction to minimize noise and dust in hallways
and to other units. Radio volume must not be excessive.
- Waste. Gregory Condominium dumpsters may
not be used for construction debris and garbage chutes may
not be used for disposal. Contractors must arrange disposal
of all of their own debris and waste, including fixtures that
are removed from a unit.
POST-TENSION SLABS
The building contains post-tension slabs, each of which contains steel
tendons located in various places under extremely high tension. These
slabs are the cement floors and ceilings of the units, as well as the
cement walls and posts in each unit, which constitute the structural
support of the building. Sawing, cutting, coring, or drilling into the
post-tension tendons will cause the steel tendons to snap, potentially
resulting in serious injury or death, as well as major structural damage
to the building. Therefore, in addition to the requirements of 7.6 of
the Bylaws, in no event shall any Owner, whether of a Commercial or Residential
Unit, or any employees, tenants or contractors of any Owner be permitted
to bore, drill, or penetrate into in any way the post-tension slab without
the prior written consent of the Board.
The Board shall not grant such consent unless the Owner has first presented
written documentation to the Board from a licensed and bonded contractor
that the post-tension slab has been properly x-rayed and that it can
be bored, drilled, or penetrated without adverse impact to the components
of the post-tension slab.
In exercising its discretion, the Board shall not be deemed to be endorsing
or certifying the quality, safety, or accuracy of such work itself. Any
such work shall be undertaken by the Owner at the Owner's sole risk and
the Board or the Association shall have no liability whatever for any
consequences of such work, which consequences shall be the personal responsibility
of the Owner conducting such work.
CEILING FIXTURES
Owners and/or tenants on floors 1-10 must have their ceiling x-rayed
before attaching any ceiling fixture which penetrates the ceiling more
than 3/4 inch. If the fixture penetrates more than 3/4 inch
it must be attached so that it does not penetrate a post-tension tendon.
(See previous section on post-tension slabs.) Anchoring systems are available
that allow light fixtures to be attached to the ceiling without penetrating
more than 3/4 inch. The Board or the Property Management Company can
provide information on where these systems can be obtained.
USEFUL PHONE NUMBERS
ARCHITECT
Ankrom Moisan Associated Architects
6720 SW Macadam
Portland, OR 97219
503-245-7100
GENERAL CONTRACTOR
Howard S. Wright Construction Co.
425 NW 10th Ave. Suite 200
Portland, OR 97209
503-295-3040
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