Hi everyone. Today I have good news to share! I believe all damage caused by the ruptured pipe has now been discovered. Permits and licenses for all repairs have been pulled with the City of Temecula and as I mentioned in a prior update, our pressurized fire pipe repair was signed off by the inspector. The geologist spent most of the day onsite yesterday and has granted approval to begin filling in 80% of the trenches dug up with a specific mixture and procedure to do so. Wednesday that process will begin. The remaining 20% remains too wet and will need additional time to dry out and be re-tested prior to filling it in. At this point, we are focusing all efforts to back-filling, compacting and sloping. We have the interlocking paver contract tentatively scheduled to begin restoration of the pool deck in two weeks. Once the deck is down, the pools will re-open. There is still more work to be done. The space under the foundation of the pump room and heater area requires a pressurized grouting to fill in all of the voids and support the building. That will begin after the pool work is completed. I hold a slight glimmer of hope that the pools will re-open on or near the October Festival on October 17th. Keep in mind that Murphy's law may play with us and throw off the goal, but we are putting all our effort out to meet it. Later this week our labor crew will grow from 3 to 7 to complete the trench back fill in two days vs one week. When the pool does re-open, it will remain heated for as long as the weather is warm enough to maintain usage. Please join in me in crossing your fingers or in prayer that all goes as planned from this point forward.
A picture is Worth a Thousand Words
Hi everyone. We are moving at full speed and the interlocking pavers are removed from the showers to the wader pool. Using a push rod to go into the soil, it continues to demonstrate hollow caverns of water at 2.5 to 3.5+ feet. This indicates the water coming out of the pressurized fire suppression line followed all of the in ground pipes and has washed away a significant amount of dirt. As such we will have to dig up around all of the underground piping to expose the potential sinkholes and remove all of the wet soil so it does not turn into mildew. We will have to bring in new sand and gravel to fill the voids prior to re installing the pavers. The search has also found a couple of additional issues. Adjacent to the wader is a large amount of underground water. So much that when the rod is used to push into the ground to see if it is moist, the water percolates to surface to release pressure. Monday the forcast is for rain. As such the entire area will be closed up and covered with plastic this evening. We have the leak detectors coming out to inspect the wader to rule out the water is coming from a leak in a line or the wader itself vs this is how far the water was pushed when the pipe burst. I will hopefully have more details on the cause and time needed to repair by Tuesday evening (weather permitting) or Wednesday.
The Fire Inspector came out a day early and approved the work that was completed. The Association is free to begin all the needed repairs to the pool and community center area. Please continue to check back for more updates.
The fire inspector will be at our community center tomorrow for what is hoped to be the final inspection on the fire suppression ruptured pipe repair. As pragmatic as I usually am, I don't see a problem with this being signed off as everything has been checked, re-checked and verified to code. Once this is signed off, it allows us to move faster on the remaining repairs as we are very limited on what we can do around this repair trench until sign off. Work continues to remove and stack the interlocking pavers from the showers to the wader pool. Using a 4' rod and pushing into the soil we continue to find wet caverns at 3-4' from the showers to the mid point to the wader. We should have the entire wet area exposed by tomorrow at the latest. The next step is to carefully remove all of the soil that is went and expose the underground trenches. Keep in mind this has to be done carefully to avoid any damage to pipe or electrical that was not damaged already. The old dirt will be hauled away and new dirt brought in to fill the voids along with a base slurry coat to help stabilize the area. At the same time, concrete cores will be cut in the pool room post tension slab and under the pool heater to fill with an approved material to fill in the areas of dirt that were washed away in the pipe rupture and stabilize the north end of the building. This entire process has to be done slowly and carefully and must be supervised at all times by a geo-engineer. The other repair involves the wader pool fill line. This was one of the issues that did not work properly from our original pool primary contractor. It appears that the plaster company did not cover this water pipe into the wader and thus potentially shot it full of plaster. As a temporary fix to open the pool the fill line was re-routed to the floor inlet valves but this does not work timely or efficiently. The crew has dug up around the wader which has a ring of cement 36" out from the coping to discover another large wet area indicating the pipe may have cracked due to pressure of water pushing against plaster. That concrete footing will need to be cut out in that area to inspect and repair pipe as needed, re-build the cement footing and then start to close up. The repair bills to date are at or around $50k and continuing. Our goal is to re-open the pool as soon as possible but yet not compromising any of the repairs needed or made. Once open, the pool will stay open as long as weather and usage permits.
October Harvest Event
The Wolf Creek Lifestyle Board is kicking off the fall season with the annual October Harvest Event on October 17th from 11:00 AM to 2:00 PM at the Wolf Creek Community Center. The Board will have a free pumpkin for every family who attends this event. There will be fall themed complimentary photos, a costume contest and games for the kids, and lots of great food.
Pre-registration is required for this event. Registration begins tomorrow, September 17th. Please call (951-506-6200) or register in person at the onsite office. Once the registration list is filled, a wait list will be started.
The Wolf Creek Lifestyle Board also created a new policy for events requiring a reservation. Homeowners must provide a 48-hour cancellation or they can not reserve spots for the next two Lifestyle Events. However, the Board will allow these homeowners to sign up for the waiting list at those events. If you register and cannot attend the event, you need to call 48 hours prior to the event date to cancel. This will allow more residents on the wait list to attend the event.
Video of Wolf Creek Pipe Rupture
The initial water you see on the deck is coming from a 6" pressurized fire main line underground. As you will see the water continues to come from underneath the interlocking pavers. The video of the spa shows the mud coming through the broken intake lines. The force of the pressurized line rupture breaks the spa lines causing the explosion of mud into the spa. The end result are photos of the damage (roughly 4" of mud covering the pool and spa, undermining the foundation of the pool equipment and heater room, the pool deck as well as the offsetting the drains to the area). Please note that in the photo of the trench, the large pipe with the plastic around it is the pipe that ruptured. All other PVC pipes and conduit are broken as a result of this rupture.
Things are starting to improve regarding the inspector with the newly hired contractor and the specialty subs being used. Both have a long term working relationship with the inspector and have all of the credentials necessary to complete the repairs. As such, the requirement for a new construction permit was reduced today to a repair permit. Next, this will allow the contractors to start repairs and arrange for routine inspections vs inspections at every step of the project. If all goes as hoped, the fire suppression expert will complete the final repairs to the broken pipe and re-certify the system tomorrow. Then the Fire Inspector will review and sign off. The remaining plumbing and electrical issues will then begin.
Now the bad news. The undermining of the pool equipment room is much more severe than initially thought. The city is requiring us to have a Geo-technical engineer onsite for the entire time that area is repaired. The foundation is a 9" post tension slab, that's good as the north end of the community center did not fall into a sink hole, it is bad news in that holes must carefully be drilled through the foundation and into the cavern below without nicking the post tension cables. If a cable is accidentally cut it will cause the cable and lock head to fly out with unbelievable force laterally from both ends of the foundation. As such, this will be a slow and cautious project to fill the sinkhole with a suitable substance as determined by the engineer.
The good news achieved today is that the large swimming pool fill line was cleared by the leak detector and is once again functioning as is the Spa. The wader pool line is still not functioning and the drain lines that exploded are not yet repaired until we have all of the water supply lines addressed. I still can promise when the pool will be open, but please know it remains the highest priority for the HOA to open the pool again this season so everyone can enjoy it for as long as the weather permits. Monday, extra work crews have been hired to speed up much of the work and if we don't find any new issues, we should start to see some light at the end of the tunnel. Again, thank you everyone for your patience, this couldn't have happened at a worst time.
The two mailboxes on Ironwood Lane were recently vandalized and incoming mail was re-routed. During this time, the owners using these boxes must pick their mail up at the local post office. The Board has authorized the replacement of both mailbox units and this will take place on Monday, September 14. Once replaced, the keys for the boxes will be available for pick up at the post office. If you have any questions, please contact Avalon Management.
October Harvest Event!
The Wolf Creek Lifestyle Corporation will kick off the fall season with the October Harvest Event on October 17th from 11:00 a.m. to 2:00 p.m. at the Wolf Creek Community Center. We will have a free pumpkin for every family who attends. There will be fall themed complimentary photos, a costume contest, games for the kids, and lots of great food.
Pre-registration is required for this event. You can register beginning September 17th by calling the Wolf Creek Community Center at 951-506-6200. As always once the registration list is filled a waiting list will be started. If you register and cannot attend the event, you need to call at least 24 hours prior to the event date to cancel. This will allow more people on the waiting list to attend.