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October Restoration Report #3 - Starlight Tower
Starlight Tower, Inc.
7000 Beach Plaza
St. Pete Beach, FL 33706
RESTORATION PROJECT: STATUS REPORT
What a summer this
has been! We have successfully dodged hurricanes
(although worried through one near-miss) but have had
our share of driving rains and thunderstorms. As we have
passed the half way point in this project, we have
suffered some delays but have made significant progress.
Since winter plans are needing to be made, I’ll open
this report with the TIMELINE and let you know what can
be expected in the months ahead.
Project Timeline: Our construction and asbestos teams have
continued work throughout the summer, even though the
frequent storms and ‘high wind’ days kept them off the
swing stages more than anyone liked. The only ‘official’
delay days logged to date include 5 days for the
demobilization and remobilization required at the
approach of Hurricane Fay and 5 days allowed for the
company to take on the additional task of removing the
unsightly, unused large water pipe that ran the length
of the overhead 8th floor walkway.
The current estimated
date of completion is now early January, 2009.
For those wondering at what point it would be ‘safe’ to
come back to sunny Florida, the only limitation (other
than noise) is when the walkway surfaces are poured on
each floor. The current plan is to do this towards the
end of the project, after the painting is done on the
East side. When the walkways are poured on your
floor, there can be no foot traffic for a period of FOUR
DAYS. If the current timeline is maintained,
this would be occurring in December. Exact dates per
floor can not be determined at this time.
In order to ensure that as much as possible is
completed on the East (street) side in preparation for
your return, we have modified the original West (gulf)
side plan, as follows.
West (Gulf) side:
reported previously, the West side work is done by
‘stack’ (e.g. all the ’08 units) since it requires a
swing stage to be suspended from the roof for each
group. To date, the stacks completed are: ’06 –’08 and
’01, with the ‘02’s currently in progress. Rather than
allowing these work teams to continue, we will
be shifting both teams (and the swing stages) to work on
the East side once the ’02 stack is done. The
teams will shift back to the West side to complete the
’03 – ’05 stacks once the East side is completed.
With this plan, we will have addressed all the “open
balconies”, with the exception of 203-205, which are
over the “open area overhangs” outside the lobby and
pool bathrooms, and can be sounded and evaluated for
damage via ladder. With the exception of 907, the open
balconies and surrounding areas have proven to require
the most repairs, other than the 1st floor knee walls.
So if your unit is in any of the ‘completed’ stacks
and you have not been notified of the need to remove
windows and/or shutters, your unit is OK.
“Completed stacks” have had
all of the following done: asbestos removed, soundings
for damage, damaged areas repaired, cracks/holes
repaired, sealing around windows and/or shutters done
and painting completed. In
addition, per contract and to protect the
integrity of the building, all open balconies will have
their floor covering (if any) removed, sloping for water
drainage installed and waterproof coating applied to the
Summary of damage
found by stack:
‘08’ Stack: required window
removal from 2 units (one of which also required shutter
removal) to effect repairs to the building wall. Also
damage to the knee wall of unit 108 was found.
- ‘07’ Stack: Only unit 107 required window & shutter
removal, again related to severe damage of the knee wall
(as with 108, probably related to previous 1st floor
flooding). Inspection of our first “open balcony” (907)
showed that both it and the unit below (807) were
structurally intact and did not require repair.
- ‘06’ Stack: Severe damage found in balcony of 806
necessitated repairs through the floor of 906 and
ceiling of 706. Open balcony of 206 was ok, but Unit 106
beneath required extensive repairs above the window
area. No window/shutter removal required for any of
- ’01 Stack: Knee wall of 101 required
rebuilding w/removal of windows. Damage was also found
in unit 701, but repairs made w/o window removal.
- '02 Stack: Knee wall of 102 required rebuilding
w/removal of windows. Exam of balcony of 902 (and 802
below) is not showing any major damage. Although
evaluation and work on this stack is in process, no
other major issues have been found to date.
removal (abatement) completed on all floors..
- REPAIRS for
walkway joists is complete on the 9th and 10th floors,
with 8th floor in process. Thanks to a challenge by our
Engineer to the Cathodic Protection company, an improved
installation process has been identified that will allow
joist repairs to proceed at a speedier rate on the
- Cathodic protection system:
installation is occurring as the joists are repaired.
- Elevator Tower (shear wall): a risk of concrete
delamination (potential for large chunks of material to
fall from the Tower) requires evaluation of the
structural integrity of the Tower. A swing stage has
been erected on the Tower and the soundings and asbestos
removal (where needed) is underway.
- Water, Water, Everywhere: much time and effort has been
spent in evaluating potential water flow issues, both on
the walkways and open balconies AND the leaks reported
within the units.
- Walkways: a professional survey of
the integrity of the current walkway drain system found
the drains are intact and able to handle the walkway
drainage. Therefore, the sloping to be applied will
route the water towards these drains. The costs for this
approach were budgeted ($14,000) and saves us about
$85,000 – which would be the cost to revise the plan and
re-slope and route the water out through the knee wall
scuppers (drainage holes). Good News!
- Open Balconies:
all will have open scuppers and sloping to best meet
drainage needs while still keeping the floor as level as
- NEW ! For those suffering with balcony
leaks not related to the window areas, a potential cause
was identified -- the old ‘balcony drain’ system! These
drains go through each balcony from the rooftop and
while they may have been viable when first constructed
and all the balconies were open, (with open scuppers)
they are now seen as a possible problem. This relates
both to the large volume of water flowing from the roof
and the number of folks who have closed off or tiled
over the drains in their units (which changes the
pressure gradients). As a result, the Board is going to
have a professional evaluation of the roof done, to
include options for rerouting the rooftop water off the
building and closing off those drains (allowing only
water from balconies to drain).
- This evaluation of
the rooftop will also determine the scope of damage and
how much work will be required to repair and reseal. We
had hoped to be able to postpone extensive roof repairs
and just do ‘patches’ after the swing stages are
removed, so will have to see what the report shows to
identify our next steps.
In short, we’re making
progress and are looking forward to the final, finished