Please contact 612-254-7373 or Email Info@Atlasmn.com With any questions or concerns.
Thank you for visiting the blog. It is dedicated to the 2020 balcony restoration project. Please visit the blog periodically for answers to frequently asked questions and project status updates. We appreciate your patience during the project.
Project Manager Justin Hamm
All dates and times are weather permitting and subject to change with little notice.
3/27/2020- The carpentry crew has finished up the 16 stack and THE PARKING GARAGE IS NOW OPEN. The stucco crew will begin installing the water barrier and metal lath but this will not impact the parking garage exit. Please continue to exercise caution as work continues on the front of the building. Thank you so much for your patience and cooperation while working on this stack.
We got a head start on the 14 stack and began some exterior work. We will start entering the homes on the stack (114, 214 & 314) next week. The stucco crew will begin removing the stucco from the 11 stack on Monday in addition to lathing the 16 stack. Weather permitting, we will likely move onto the 13 stack by the end of the week. Unit inspections to the 13 stack will be completed and posted notices will be provided to the residents of 113, 213 & 314.
3/26/2020- The weather was perfect and great progress was made. We have now entered all three homes on the 16 stack. All drywall patches have been coated with multiple coats of joint compound. Tomorrow the ceilings will be textured, area cleaned up and the poly barriers will be removed. We suggest waiting to complete the painting until the COVID-19 threat has lessened. The exterior rot repairs were completed today and the new DensGlass sheathing has been installed. We should have the 16 stack ready for stucco by the end of tomorrow.
We will continue as planned by moving to the 14 stack beginning Monday morning, March 30th. We will start at the first floor and work our way up. Weather permitting, we will be done with the interior work by the end of the week.
With regards to the Stay at Home order issued by Governor Walz. Construction work of all kinds are exempt and considered a critical work function. We will continue to exercise great caution and follow all of the CDC guidelines. All crew members who enter the building will check in with the health committee and have their temperatures taken. will limit the time inside the units and building.
3/25/2020- With the threat of rain all day long we did not want to open up the next unit, 316. We will continue working tomorrow weather permitting. This means the parking garage exit will not be blocked.
3/24/2020- The carpentry crew moved onto 216 where they replaced the door and began installing new exterior sheathing. They will be moving into 316 and finishing up the 16 stack during the week. We are expecting to move onto the 14 stack next week with work beginning on the first floor, 114.
The stucco crew removed the stucco from the 13 stack and erected the scaffolding around the 11 stack. They will circle back to the 16 stack and begin installing the new stucco once the carpentry crew moves on to the 14 stack.
3/23/2020- The carpentry crew was working on the 16 stack while the stucco crew was working on the 13 stack. The interior work began in 116 and will move onto 216 tomorrow. Work will continue as planned until further notice.
3/20/2020- The 08, 12 & 15 stacks are completed with the final inspection scheduled for later today. The lights and outlets have been installed. A final clean up will be completed.
The plan for next week is as follows. The PARKING GARAGE EXIT WILL BE CLOSED AGAIN STARTING MONDAY AT 7:30 AM. The carpentry crew will be working on the 16 stack. They will be entering 116, 216 & 316 throughout the week to complete the required work.
The stucco crew will also be on-site Monday to set scaffolding and begin removing the stucco at the 11 and 13 stacks. There will be a lot of action in the front of the building next week. Thank you in advance for your patience and cooperation.
3/17/2020- The crew was on-site today and was able to get all seven balconies installed on the 08, 12 & 15 stacks. They look very nice. The screen doors, lights and outlets will be installed in the near future. If you need to have the safety block removed to open your patio door, please email or call to get this scheduled.
The crew will not be working for the rest of the week due to the weather forecast and health situation. Given this, the parking garage can be used as normal for the remainder of the week and weekend. The work on the 16 stack is scheduled to begin on Monday until further notice.
3/17/2020- After looking at this weeks weather and given the uncertainty with the COVID-19 Pandemic, we have decided not to enter the building for at least the remainder of this week. We apologize for the sudden change of plans but we feel it’s best to let the snowy weather pass and more information come in about our health emergency. We will continue to evaluate the situation and provide updates regularly. During this time, we will continue to work on the exterior of the building to attempt to keep the project going.
3/16/2020- It was a busy day on-site as the rest of the 16 stack was cleared of stucco and all debris cleaned up. New sheathing and balcony hardware were delivered. There will be additional deliveries during the week. The plan for tomorrow is to install the balconies at the 15, 12 and 08 stacks with a plan to enter the 16 stack on Wednesday.
In response to the COVID-19 outbreak our crew will be taking extra caution to protect the community. The majority of the work will be completed to and from the exterior. For the work to be completed inside the units, we will limit the crew to two people, in addition to myself at times. I and they will have their temperatures taken, were mask and gloves. A floor to ceiling barrier will be constructed with heavy duty poly plastic. This barrier will be left in place until the work is complete. We ask and will keep the recommended social distance with all residents. Please call or email me with any questions or concerns.
3/13/2020- There will be no work completed today. The parking garage can be used as normal over the weekend. The parking exit will be obstructed again next week. The carpenter crew will be dropping off equipment today and Monday morning. Please continue to leave the staging area open.
The next week will be busier as the stucco and the carpentry crew will be onsite. There will be material deliveries and additional equipment on-site. The carpentry crew will be installing the balconies on the 15 and 12 stacks before moving to the inside of the 16 stack. Thanks again for your cooperation and have a good weekend.
3/12/2020- The weather stopped cooperating today. The crew was able to remove the stucco from bot the 16 and 14 stacks. They have installed a heavy-duty water barrier. The crew will continue to clean up the debris once the weather permits. Additional equipment and materials delivery are expected tomorrow and the rest of next week. You may use the parking garage exit tomorrow but please use caution.
3/11/2020- Thanks again for your cooperation with the parking garage closure. Even the weather is cooperating. The crew is moving along well with most of the 16 stack stucco removed. They will finish cleaning up the debris with hopes of allowing traffic to exit on Friday. I will send a notice out tomorrow if the parking garage can be used again. The 14 stack has started to have the stucco removed and will continue for the rest of the week.
Weather forecast for March 7th to the 14th
3/3/2020- The 16 stack is the first to be worked on. Unfortunately, this will impact the ability of all residents to exit the parking garage. Please click on the notice below for more information. There will be times when the exit will not be blocked, but I would plan on removing your vehicle from the parking garage if you will need it during the day. You will be able to return to the parking garage for the night. This will be effective from March 9th and is expected to take three weeks. Thanks in advance for your cooperation and patience.
3/2/2020- The pre-project meeting was completed on 2/25/2020. The plan is to start on March 9th, “weather permitting”. During this week there will be scaffolding erected at the 4 remaining elevations in the front of the building. This includes the 16, 14, 11, and 13 stacks. The removal of the stucco will follow at the 16 and 14 stacks with the interior work to begin the following week.
-The Balconies for the 12, 15 and possibly the 08 stacks will be installed before the interior work begins.
-The interior work of the 16 stack will begin on or around Tuesday, March 17th.
-Interior work is expected to take 7 working days per stack. (This does not include interior painting/staining or finishing)
–Interior work will start in the 16 stack and will then move on to the 14 stack.
-Interior work hours will be from 7:00 am to 5:00 pm Monday-Friday.
-Please have all personal items and furniture moved away from the exterior wall a minimum of 10 feet in all directions. This will provide the crew with ample space to work and set up the dust barrier.
-Please be advised that electrical switches and plug-ins may need to be relocated to allow for the new required wood framing to support the new balconies.
-The project plan is illustrated in the below photo. Work will begin on the remaining stacks in the front of the building marked with the green arrows (16, 14, 11, & 13).
-We will then move to the West side of the building marked with the yellow arrow (21 & 23).
-During this time the staging area will be in the front parking lot, the same as it was in 2019. –We will have a storage container and on-site sanitation “Jimmy’s Johnnys” placed in this area.
-There will be dumpsters strategically placed in the parking lot during the demolition process. Please exercise caution when using this area.
-The staging area will be relocated to the rear access lane after the Green and Yellow areas are completed.
-After the west side of the building is completed, we will move to the east “blue arrows” (22 & 24).
-The courtyard stacks will be worked on last.
In 2020 Coffman Condominiums will continue the balcony restoration project. The water intrusion that was caused by the cantilever balconies was discovered in late 2018 when unit 108 reported water coming in around the patio door. Please view the unit 108 report below to better understand what was found. During 2019 Coffman hired Criterium engineering to complete an inspection of the building and provide his recommendation on how to address the issue. Please view the engineers’ report below for additional information. The engineers’ recommendation was to plan for replacement of all balconies over the next one to two years. At this point, Coffman requested the engineer, Paul Schimnowski, provide a rebuild scope to submit to the city of Falcon Heights when applying for the required building permits. Part of the rebuild scope was to install a new 8’x3′ powder coated alumiLAST balcony system from Endurable Building Products. In October of 2019, we completed the restoration work to the homes in the 08, 12 and, 15 stacks. The balconies will be installed as soon as work begins this spring.
The 2020 portion of the project will impact the 07, 11, 13, 14, 16, 21, 22, 23, 24, 31, 32 ,33 and, 34 stacks. Our plan is to begin working on or around March 1st, weather permitting. We are still waiting to see where we will start in relation to the location of the building. We may start in the rear of the building to try and take advantage of the frozen ground to limit the amount of damaged caused to the grounds by the heavy lift equipment. If the ground isn’t frozen or there’s too much snow on the ground, we will start at the front of the building and complete the 11, 13, 14, and, 16 stacks. I will keep everyone updated as best as possible.
Important Project links “Click to view”
All homes to be worked on will need to have all of their furniture and personal items moved away from the exterior wall 10 to 12 feet in all directions. This will provide the crew with ample space to work and set up the dust barrier.
As discussed at the December 10th meeting. The work required to correct the issue with the balconies is quite extensive and invasive. We will be doing everything possible to limit the impact to you and your home during the construction process but please understand this is a construction site and there will be an inconvenience to your normal routine. As I mentioned at the meeting. We have a good group of people that takes pride in what we’re doing but we are humans. What I can assure you of, is that we will be very available and responsive to any and all of your concerns.
The work to the interior of the homes will depend on which floor of the building the home is located on. All homes will have a poly dust barrier installed around the perimeter of the work area. All homes will have drywall removed on the exterior wall with the balcony and patio door. The first and second-floor homes will have the ceilings opened up approximately 8′ from the exterior wall to unbolt the balconies for removal. The new balcony system is a foot wider than the current balconies. Because of this, the required support framing and knife plates create the need to move electrical boxes for switches and receptacles “plugins” several inches from the patio door. After this work is completed, the drywall will be replaced on the walls and ceilings. All seems will be taped and multiple coats of joint compound applied and then sanded smooth. The ceilings will be textured to match the existing as close as possible. The drywall work will be completed to the point where it’s ready for prime and paint. Any finish work to the walls, ceilings, doors, and trim will be the responsibility of the owners. Atlas can assist any owners with this work if requested but may complete the work themselves or work with anyone they would like. After the new base and door casing is installed, the dust barrier will be removed and the work area will be cleaned.
The work to the exterior of the building will consist of scaffold setup, heavy-duty lift equipment, stucco removal, and gypsum sheathing removal. After the exterior substrates are removed, all rotted rim joists and headers will be cut out and replaced with new framing lumber. Additional 2×6″ studs will be attached to any rotted framing for additional structural support and backer to fasten the new DensGlass sheathing and metal lath to. Any insulation will be replaced on an as-needed basis prior to the sheathing installation. After the sheathing is installed, Donnelly Stucco will return and install the new stucco system. After the stucco is completed, the new balconies will be installed. The final cleanup, exterior lights, and receptacles will be installed to finish off the work. It’s important to know that all reasonable efforts to protect the lawn and landscaping will be made. Damage to the turf, bushes, trees, and landscaping may be unavoidable due to the equipment needed to safely and successfully complete the work. Turf restoration and plant replacement should be expected after the work is complete.
As part of the scope, the exterior stucco system will be removed from inside corner to inside corner of every elevation with the cantilever style balconies. The stucco system that was installed during the original construction is a one coat system that does not stand up well in Minnesota’s climate. The system that will be installed is a three-coat system and is a thicker more durable system. Please click on the below article for additional information.
Photos of the work completed to the 08, 12 & 15 stacks in 2019
The below photo shows the type of equipment that was and will be used to safely and successfully complete the exterior work. This machine is over 10,000 lbs. As you can see, the size and weight of the machine is going to impact the grounds even if the equipment is used responsibly.
The below photos are of the 08 stack with the first being a photo of what was found when the maintenance tech removed the vinyl wrap. The second shows temporary bracing so the rot can be replaced and the third shows the entire stack after all stucco and sheathing was removed. The last two are of the cantilever balcony and how they are fastened to the floor system.
The first photo shows the dust barrier that will be installed on the interior of the units. The second is after the new framing and new door have been installed in unit 2015.
The below photos show the process of installing the new door into unit 215
The below photos are of the knife plate “Top photos” and seat plate “Bottom photos”. These are the brackets used to support the new balcony system.
The below photos show the old stucco removal and new stucco system prior to receiving the first scratch coat.