FREQUENTLY ASKED QUESTIONS
INDEX OF INFORMATION
- Covid 19 Information & Protocol
- General Reconstruction Project Questions
- Elevator Impact & Non-Project Relating Renovations
- Window Project: Phase 1 – Inspections
- Window Project: Phase 2 – Replacement
- Painting: Exterior Building & Pool Area
- Additional Questions
1) COVID-19 INFORMATION & PROTOCOLS
The health and safety of our colleagues, clients, and community partners continue to be our highest priority. CMP monitors and operates under the suggested CDC guidelines for workplaces.
Please click here for our updated policies as we support the efforts to limit the spread of this virus.
If you have any questions and/or concerns please share them with Management and Alissa Thompson at alissa@cmpcorp.net, (619)315.9215.
All vendors, contractors, and additional workers entering the establishment will complete a temperature and symptoms screening.
- Temperature Protocol (CDC Protocol):
- 100.4 F or greater is considered a fever and will negate the worker from accessing the worksite.
- 100.3 F and below is considered no fever. The crew member will be allowed to enter the worksite.
- Symptom Screening:
- The following questions are asked of each team member.
- “Are you currently experiencing any of the following symptoms that have begun within the last 14 days? Fever or chills, cough, shortness of breath or difficulty breathing, fatigue, muscle or body aches, headache, loss of taste or smell, sore throat, congestion or runny nose, nausea or vomiting, diarrhea?”
- The following questions are asked of each team member.
All crew members are expected to…
- Wear face coverings at all times while on site.
- Social distance as much as possible.
- Frequently wash hands with soap and water.
- Have hand sanitizer readily available and use throughout the day.
- Cough and/or sneeze into the inside area of elbow.
- Remain home if fever or any other symptoms are present.
CMP’s operational disinfectant plan once the replacement of windows begin. This includes but is not limited to:
- Elevator buttons and walls (3x per day)
- Stairwell handrails (3x per day)
- All door knobs located within the specified path of travel within unit.
- Countertops throughout area.
- Balcony railings.
Estimated disinfecting schedule:
- 1st cleaning: 10:00am
- 2nd cleaning: 1:00pm
- 3rd cleaning: 4:00pm
2) GENERAL QUESTIONS
No. All in-suite reconstruction work has been designed to ensure that you may remain within your unit throughout the duration of the project.
CMP requires, once in-suite work commences, that any and all pets (dog, cat, etc) must be accompanied by their owner during the reconstruction work. Pets should remain in rooms where reconstruction work is not taking place. For the health and safety of our crews and your pets, no pets are permitted in work areas at anytime.
No child(ren) under the age of 18 are permitted to remain within the suite without adult supervision present during reconstruction.
No. Homeowners/tenants will receive notice (door flyer, email, etc.) a minimum of 48 hrs prior to access. CMP strives for a two (2) week notice before entering units. In the event of an emergency, CMP will attempt to connect with the homeowner/tenant prior to accessing the unit.
Yes. CMP will contact and provide residents with information regarding the date and time (usually 2-3 weeks prior) your suite inspection is scheduled.
No. Any additional work outside the Board approved reconstruction is prohibited. This is to manage safety and liability for all parties involved. Once the project is completed, CMP is free to discuss and participate in additional in-suite projects.
A tentative moratorium date of July 5th for all homeowner improvement projects has been approved by the board. Owners can continue turning in architectural submittals as they will be reviewed on a case by case basis by the Architectural Committee.
Yes, residents are able to move offsite during the reconstruction process. The cost of relocation is not covered by the Association or CMP. Any owner that opts to relocate during the reconstruction is a cost to the owner.
No, there is not compensation.
No. There will be no access to pictures taken during the reconstruction. CMP recommends homeowners take their own photos that are date/time stamped.
Yes. Please address any disputes with Management.
No. There will be no “wrapping” of the building during this project.
No. CMP is not addressing any areas outside the project scope. If you have any issues not related to the reconstruction scope, please discuss them further with Bayside Management.
Located on the Eastern side of the building along the train tracks, you will see a fenced off area that houses multiple Porta-Potty restrooms. This area will be locked at all times and will require crews to use a code for access to both the gate and the Porta-Potty itself.
This area will be cleaned twice-a-week and has also been added to security’s daily walk inspection. Any graffiti and or garbage found will cleaned up ASAP.
Crew members check in/out location will be near the entrance of the garage area. No crew member or any project materials will be allowed to travel through the lobby area. Please note, CMP’s team will be seen throughout the building, including the lobbies. These team members will be wearing CMP shirts.
updating
3) ELEVATOR IMPACTS AND NON-PROJECT RELATED UNIT RENOVATIONS
Schedule of elevator limitations are as follows:
Monday – Friday
7:00am – 5:00pm (one elevator will be dedicated to reconstruction crews)
Monday – Friday
7:30am – 10:00am & 3:00pm – 5:00pm (During window replacement, a second elevator will be dedicated to reconstruction crews)
*Please Note: Prior to going into effect, all residents will be notified.
Currently (February 2021), a definitive decision has not been made. This is pending further discussion with the Board of Directors. CMP does not recommend any non-emergency renovations during reconstruction.
4) WINDOW PROJECT: PHASE 1 - INSPECTIONS
Final criteria regarding replacement will be determined by the Board after the full inspection is completed.
Yes. Owners will be asked this questions by a CMP team member during your initial window inspection.
Please share this information with us during your initial contact phone call.
Please make sure to notify us of any new or on-going issues regarding your windows during the initial contact phone call.
No. Only the glass will be replaced.
5) WINDOW PROJECT: PHASE 2 - REPLACEMENT & INSTALLATION
BASIC PROJECT INFORMATION
Window defects were included within the Bayside Owner’s Association’s defect litigation lawsuit against the developer. As part of the defect litigation settlement, the Association was awarded funds to address defective windows as part of the overall reconstruction project.
Cornerstone has provided the Bayside Board of Directors with a complete report of all windows at Bayside. After careful examination and deliberation, the board has made a decision to replace all windows that display a PIB migration (drip) of equal to 1/8” and greater.
Cornerstone Managing Partners will be providing an individualized window replacement report to the owner(s) of each unit. The report will include the PIB migration (drip) measurement of each window and specify which windows meet the defect replacement criteria of 1/8th inch or greater.
This report also includes photos of each window location within the unit. Windows within each photo will have a number and will be color coded to specify if the window is to be replaced or if the window will remain. Please review the report one received for more detail.
This will depend on which windows will be replaced. Top down blinds or shades located directly above a window scheduled to be replaced will likely need to be removed prior to replacement.
Original Blinds: CMP will coordinate the removal and reinstallation of original blinds.
Custom Blinds: The removal and reinstallation of custom blinds will be the responsibility of the homeowner. As part of the window replacement project, the board has approved a $350.00 allowance to assist owners who have custom blinds.
No. Residents do not need to be present while windows are being replaced.
No pets/animals are permitted to remain in the unit without their owner present while crews are working. Please make arrangements for your pets during your replacement period.
No. All minors must be accompanied by an adult within the unit while reconstruction is taking place.
In the event a crew enters a unit and are exposed (visually or by scent) to any illegal items or items that present hazardous working conditions (Guns, drugs, etc.), crews are instructed to abandon the unit until items and/or hazards are removed.
As part of the reconstruction project, CMP has assigned a crew member whose sole responsibility is to actively clean/disinfect surfaces within units while crews are active. This crew member will clean and disinfect areas of work along with path of travel during lunch time (while construction crews are on break) and at the end of each day. In addition, the crew member will clean/disinfect common area locations (hallways, elevators, and stairwells) where work is being conducted.
For additional information regarding our Covid-19 policy and practices, including vendors, please click here.
SCHEDULING INFORMATION
Requested changes or adjustments by residents to the installation schedule will be addressed on a situational and case by case basis.
PREPARATION, PROTECTION & ACCESS
Residents are responsible for moving all personal belongings including art, decorations, pictures, etc., located within a four (4) foot radius of windows that will be replaced. As part of the window replacement project, CMP has contracted with a professional moving company to relocate furniture from window replacement locations within your unit. Upon replacement completion, the moving company will place all furniture that had been moved back to its original location.
*An unobstructed, four (4) foot perimeter is required at each window replacement location to allow workers enough space to complete each removal and replacement.
A professional protection company has been contracted to prepare damage protection within each unit prior to replacement commencing. Flooring protection will be installed beginning at your front door and will follow the path of travel mapped to each window replacement location. Heavy duty protection will be installed directly at window replacement locations.
All reconstruction work has been designed to ensure you can remain living in your unit throughout the reconstruction project.
A professional protection company has been contracted to prepare damage protection within each unit prior to replacement commencing. Flooring protection will be installed beginning at your front door and will follow the path of travel mapped to each window replacement location. Heavy duty protection will be installed directly at window replacement locations.
Neither CMP or contractors will enter a unit without providing the homeowner notice. The only circumstance in which a member of our team or crew would enter a unit would be in an emergency situation (likely water or a flood) and needed to be addressed immediately.
WINDOW PRODUCT INFORMATION
All new windows come with a ten (10) year manufacturer’s warranty.
The window manufacturer, CMP and Board have engaged in detailed discussions to show how the composition and manufacturing process of the new windows addresses defect concerns currently presented at Bayside. The Insulated Glass Unit is comprised of three main components, a primary seal (manufactured by Fenzi), glass (manufactured by Guardian Glass) and a secondary seal (manufactured by DOW). Additionally, CMP and the board engaged all three firms in discussions on the compatibility of these products to help them understand why the original windows failed and why the combination of new materials would not produce the same PIB drips as seen in the current windows.
CMP has worked with the window manufacturer and created the same custom glass as originally installed by Guardian Glass during the construction of the building. CMP tested and installed three (3) sample windows throughout the building, making sure the new windows were a good match.
If you would like to see these samples, please let us know, we will be happy to show you.
IN-UNIT WORK
Windows will be replaced from the inside of the unit. Below is an outline of steps involved in replacing a window:
- Removal of white snap trim surrounding the window.
- Cut exposed caulking line surrounding window once the snap trim has been removed.
- The glazing contractor will then use commercial grade suction cups, rubber mallets and wedges to remove the existing window from the storefront.
- Clean surrounding storefront area and replace butyl tape.
- Install new window and surrounding caulking.
- Re-install snap trim surrounding unit.
The replacement timeline for each unit is subject to the number of windows within the unit being replaced. For example, units that require 1-4 windows to be replaced will likely be completed in two (2) days (setting protection prior to replacement will take up to one (1) full day depending on the size of the unit). Units with 30+ windows scheduled for replacement may require one (1) week or longer to be completed. On average, it is anticipated that fifteen (15) pieces of glass can be replaced within one unit per day.
Any area where replacement is active will be off limits to residents while work is being conducted.
Each glazing contractor is required follow Cal OSHA safety guidelines. Secured harnesses will be worn and attached to a certified tie-off point while window replacement is active. To meet this requirement, crews will utilize a portable, counterweight system as their tie-off point. Rubber mats will be placed underneath this system to protect your flooring.
While work is taking place, crews are expected to keep work areas and path of travel clean and organized. At the end of each day, all debris and material will be removed from your unit. Protection will remain in place until all scheduled replacements have been completed.
*PLEASE NOTE: At no point will crews end a working day within a unit while a window opening is exposed.
CMP has arranged to store materials in designated storage locations within the garage. You will see materials/windows placed in hallway areas located on both sides of the elevator vestibule (on residential floors) used during as staging where work is being conducted. You may see windows placed in these areas overnight as preparation for next day installation. Windows will not be stored within a unit overnight.
Circle Drive & Garage: Residents may experience impact/delays in the circle drive and garage while window deliveries are being made.
Daily elevator usage during window replacement:
7:00am – 5:00pm One elevator will be solely dedicated for construction use.
7:30am – 10:00am Second Elevator Usage: CMP will be utilizing a second construction elevator to assist in staging material and transporting construction crews to and from work locations.
3:00pm – 5:00pm Second Elevator Usage: A second elevator will be used during this time to remove material and transport crews from the site.
Depending on the number of windows to be replaced in your unit, no more than six (6) crew members will be in your unit at a given time.
Depending on the custom feature, the custom feature may be temporarily removed in order to replace the window in that location. In some cases, the custom feature may be protected in place. This will be determined on a case-by-case basis.
6) EXTERIOR BUILDING PAINTING
SCOPE & PROJECT INFORMATION
- The complete painting scope portion of the reconstruction project is as follows:
- All exterior concrete surfaces of the building
- Amenity level and pool area
- Townhomes
- Street level planters
- Individual residential balconies and terraces
- Select Metals throughout the property
- Metal trellis at pool level
- Metal trim bar at pool level
- All exterior concrete surfaces of the building
Yes. Crews will be power washing sections prior to painting
The restoration of the storefront (metal trim framing the windows) is a different process and requires a different skill set. The Board and CMP are working in partnership on bidding this process for consideration.
Painting of the building’s exterior concrete will be divided into four (5) phases, beginning on the East side of the building (train tracks) the transitioning to the street level work and the pool deck. Once completed, crews will begin set up and execution of the tower beginning on the North face, West, then South.
You will receive a notification one week prior to your scheduled painting requesting that windows be closed. This allows crews to maneuver the baskets down the building without any impediments.
We also suggest (if necessary) that you close your blinds for privacy as crews will be working right outside of your window/suite.
Elevator 1 will be used to transport crews during initial morning hours, and as necessary throughout the day. Elevator 1 will be released to residential use while not being utilized by crews and no later than 5pm each day.
Some foliage located in planters throughout the property will need to be cut back or removed to accommodate painting.
SCHEDULE
Due to a delay in paint material, ground floor painting is scheduled to restart Monday, September 20th and is expected to last 6 months.
Homeowners/residents will be contacted by a member of our Project Management team two-weeks prior to their start date. Another notification will be provided to homeowners /residents one-week prior to any elevation work commencing. This is done to inform you that you will likely see crews working right outside of your window. Elevation work is defined by crews occupying exterior vertical space above, even with or below your unit.
Crews will be actively working from 8am – 5pm
- There will be no painting or work done on the following holiday’s
- Monday, May 31 (Memorial Day)
- Monday, July 5 (Independence Day, Observed)
- Monday, September 6 (Labor Day)
- Thursday & Friday, November 25-26 (Thanksgiving)
- Friday, December 24 (Christmas Day, Observed)
The exterior painting of the building is expected to be completed in 6 months or less.
PRODUCT INFORMATION
Color choice was presented to and voted on by the homeowners. The colors homeowners chose are named Blue Steel & Wheatfield. Both are manufactured by Tnemec International, Inc.
This was a significant topic discussed during previous HOA meetings. There is a one-year, workmanship warranty provided by the contractor, MC Paint. The paint manufacturer, Tnemec provides a 10-year product warranty. In the event of product failure, new paint will be provided by Tnemec. Application of the product is excluded from the product warranty.
Tnemec’s Enviro-Crete line of paint contains low VOC’s (Volatile Organic Compounds). It meets critical emissions limits and moisture/vapor transmissions rates, making it an ideal choice.
Tnemec’s Enviro-Crete line contains no solvents and is low odor, making it convenient to apply while meeting strict air quality regulations.
PREPARATION, PROTECTION & ACCESS
A pre-painting meeting will be scheduled for each unit to review the overall scope, preparation and anticipated schedule for all impacts related to the painting of individual balconies and terraces. If you are located out of state and/or cannot be present a zoom conference call can be arranged.
A general schedule will be published mid-October specifying anticipated dates for painting scope that will impact your unit.
You will see crews wrapping and taping off multiple areas within your balcony area (windows, railings, glass, etc.) prior to painting. Protection may remain in place for a few days before and/or after painting of your balcony has been completed, providing additional protection as units above and/or below your elevation are actively being painted. Once completely dry, crews will return and remove all protection.
Homeowners/Tenants are fully responsible for removing all items (furniture, tables, pots, plants, etc.) from the area. If owners/tenants are unable, they will be addressed on a case-by-case basis and may result in moving fees to the owner/tenant.
Crews will access the majority of balconies using the exterior baskets. Doing so allows crews to complete each phase in a shorter amount of time and limits the need to enter your residence. In rare circumstances crews may need to access your balcony through your unit. If this is required, you will be notified in advance.
STORAGE AND EQUIPMENT
Painting materials will be stored in multiple locations throughout the building. Crews will utilize the roof along with additional storage areas located within the garage.
Depending on which area of the building is currently being painted, crews will be utilizing multiple roofs throughout the building along with ground level locations.
7) ADDITIONAL QUESTIONS
Please use the form below, or call us at (619) 507-9466.