Hi everyone. I have some updates on the Pool/Community Center repairs. The soil engineer was out this week to test the final compaction surrounding all three pools. Initially these areas failed and thus required us to remove and replace just short of 1,000 tons of soil and base. The removal was a slow and tedious process as it was important not to move or break any plumbing, electrical and drainage under the surface.
Another requirement from the soil engineer made half way through the repairs was to remove all plant material ( except trees ) from the south side of the pool area going up the slope and change the slope design and replace all drainage lines. The engineer felt the slope placed by the developer caused too much water during rain to run toward the pool and potentially undermine the pool deck. This too has been completed and passed.
Here is the anticipated schedule for the next several weeks. During the week of March 7 the new pool heaters will arrive and be installed. Presently we are running all of the chemical systems under pressure to assure we don't have any unknown leaks prior to replacing the pavers. We will do the same with the heaters when they arrive to assure everything is working perfect while access to the pool deck also remains open. One new problem discovered during our test process is the new 7.5 horsepower pump for the main pool has a damaged bearing. The prior contractor as you know turned on the pump without opening the valve and the pressure was so great that it backed into one of our filter tubs and exploded the internal plumbing as well as exploding the 6" manifold underground between the showers and large pool steps. We kept our old pump motor to have it re-built and maintained onsite as a back up and the new motor will now be re-built and re-installed. It will take 2-3 weeks for the pump motor rebuild.
Paver installation is tentatively schedule to begin around the first week of April. We have a large crew coming in ( 12 paver installers and 6 laborers )
and anticipate a little over a week to complete.
Once the pavers are down, the spa will be demolished and re-built from the gunite up as it was too damaged by the start up errors of the prior contractor. Somewhat concurrently, we will have to remove all of the water line tiles in all three pools as they were etched and damaged due to the failure of a proper start up procedure by the previous contractor.
Following these projects all of the plant material needs to be re-installed and new irrigation system installed as well. Again, during this process all systems will continue to be tested to assure that everything is working perfectly when we open the pool.
Once all of the dust projects are settled, the interior space of the Wolf Creek office and community meeting room will undergo a upgrade and some design changes for improved function. The exterior of the Community Center will also be painted as it too is due per our Reserve Study.
In closing, to address the concerns about the length of time the pool construction is taking; please understand that the initial repairs initiated in February 2015 were done due to excessive breakdown of the concrete deck surrounding the pool. All damaged soil was to be replaced and a new drain system installed. In addition, a 300+ linear crack in the pool was to be injected and repaired. To keep this post from being any longer than it is, the initial contractor made so many errors that once the pool was re-opened water continued to flow up to the pavers from underground. The pool was closed and the pavers removed and leak detectors found and repaired the pipes damaged by the prior contractor. The pool was once again re-opened and within a couple of weeks, an in ground 6" pressurized fire supply line ruptured causing major damage to the soil under the community center, rupturing many in ground pool lines and wiping out the pool drainage system. While working to repair these issues, it was noted the soil continued to have multiple wet spots from underground and the spot repair project turned into a demo of the area and replacement and stabilization of the ground material surrounding the entire pool area. Just prior to initiating those repairs; the southeast surface of the large pool began to collapse and the engineer felt if not dealt with a heavy rain or a leak could cause a collapse of the soil and potentially a rupture of the pool wall due to the pressure of 150k gallons of water behind it. That too required a total demo and repair of all systems in that area.
The community center required expertise on many levels. A deep soil evaluation was performed to determine the extent of the damage and an approach as to how to fill it. The north end of the community center was showing horizontal cracks all the way around the building and the engineer found that end of the building had dropped. Working with the soil engineer was a structural engineer to collaborate toward lifting that end of the building without causing collapse of the south end. The was a slow process as the risk was high. As part of the repairs, we had to enter and access the soil beneath the post tension slab. As you know, the cables are under so much tension that if you broke one, the cable would shoot out with enough force as to go through several homes prior to losing energy. Again, a very slow and tedious process.
The building was stabilized and lifted to 1/2" of the original elevation ( further lifting would damage the entire building) The foundation was repaired as was the external entry points where pressurized concrete was used to fill the voids. It took almost a month to re-connect the pool plumbing and test it. During the end of these tests another leak was discovered near the initial work performed under the slab. At this time access was made again thru the post tension slab as well as from the building exterior. Everything was repaired and re-tested and once again buttoned up.
The above is a very superficial abridged version of issues and repairs required. My hope is that with this information you can understand the level of complexity and overlap in the many issues we are working on and thus appreciate that all repairs are being made in a timely manner toward the goal of opening the pool as soon as possible.
As you can see, there are many large aspects of the repair yet to happen and as such, I cannot predict when the pool will open. As I previously shared, it won't open for spring break. Please know that everyone working on this issue is working with the goal of making everything right and opening the pool as soon as possible.
As President of Wolf Creek, these issues have taken the majority of my time consistently for over one year. It has been consuming. I share this as I too am being inconvenienced like all of you and look forward to not having so many issues on my plate for the Association.
The Board truly appreciates everyone's understanding during this unbelievable journey.
Another requirement from the soil engineer made half way through the repairs was to remove all plant material ( except trees ) from the south side of the pool area going up the slope and change the slope design and replace all drainage lines. The engineer felt the slope placed by the developer caused too much water during rain to run toward the pool and potentially undermine the pool deck. This too has been completed and passed.
Here is the anticipated schedule for the next several weeks. During the week of March 7 the new pool heaters will arrive and be installed. Presently we are running all of the chemical systems under pressure to assure we don't have any unknown leaks prior to replacing the pavers. We will do the same with the heaters when they arrive to assure everything is working perfect while access to the pool deck also remains open. One new problem discovered during our test process is the new 7.5 horsepower pump for the main pool has a damaged bearing. The prior contractor as you know turned on the pump without opening the valve and the pressure was so great that it backed into one of our filter tubs and exploded the internal plumbing as well as exploding the 6" manifold underground between the showers and large pool steps. We kept our old pump motor to have it re-built and maintained onsite as a back up and the new motor will now be re-built and re-installed. It will take 2-3 weeks for the pump motor rebuild.
Paver installation is tentatively schedule to begin around the first week of April. We have a large crew coming in ( 12 paver installers and 6 laborers )
and anticipate a little over a week to complete.
Once the pavers are down, the spa will be demolished and re-built from the gunite up as it was too damaged by the start up errors of the prior contractor. Somewhat concurrently, we will have to remove all of the water line tiles in all three pools as they were etched and damaged due to the failure of a proper start up procedure by the previous contractor.
Following these projects all of the plant material needs to be re-installed and new irrigation system installed as well. Again, during this process all systems will continue to be tested to assure that everything is working perfectly when we open the pool.
Once all of the dust projects are settled, the interior space of the Wolf Creek office and community meeting room will undergo a upgrade and some design changes for improved function. The exterior of the Community Center will also be painted as it too is due per our Reserve Study.
In closing, to address the concerns about the length of time the pool construction is taking; please understand that the initial repairs initiated in February 2015 were done due to excessive breakdown of the concrete deck surrounding the pool. All damaged soil was to be replaced and a new drain system installed. In addition, a 300+ linear crack in the pool was to be injected and repaired. To keep this post from being any longer than it is, the initial contractor made so many errors that once the pool was re-opened water continued to flow up to the pavers from underground. The pool was closed and the pavers removed and leak detectors found and repaired the pipes damaged by the prior contractor. The pool was once again re-opened and within a couple of weeks, an in ground 6" pressurized fire supply line ruptured causing major damage to the soil under the community center, rupturing many in ground pool lines and wiping out the pool drainage system. While working to repair these issues, it was noted the soil continued to have multiple wet spots from underground and the spot repair project turned into a demo of the area and replacement and stabilization of the ground material surrounding the entire pool area. Just prior to initiating those repairs; the southeast surface of the large pool began to collapse and the engineer felt if not dealt with a heavy rain or a leak could cause a collapse of the soil and potentially a rupture of the pool wall due to the pressure of 150k gallons of water behind it. That too required a total demo and repair of all systems in that area.
The community center required expertise on many levels. A deep soil evaluation was performed to determine the extent of the damage and an approach as to how to fill it. The north end of the community center was showing horizontal cracks all the way around the building and the engineer found that end of the building had dropped. Working with the soil engineer was a structural engineer to collaborate toward lifting that end of the building without causing collapse of the south end. The was a slow process as the risk was high. As part of the repairs, we had to enter and access the soil beneath the post tension slab. As you know, the cables are under so much tension that if you broke one, the cable would shoot out with enough force as to go through several homes prior to losing energy. Again, a very slow and tedious process.
The building was stabilized and lifted to 1/2" of the original elevation ( further lifting would damage the entire building) The foundation was repaired as was the external entry points where pressurized concrete was used to fill the voids. It took almost a month to re-connect the pool plumbing and test it. During the end of these tests another leak was discovered near the initial work performed under the slab. At this time access was made again thru the post tension slab as well as from the building exterior. Everything was repaired and re-tested and once again buttoned up.
The above is a very superficial abridged version of issues and repairs required. My hope is that with this information you can understand the level of complexity and overlap in the many issues we are working on and thus appreciate that all repairs are being made in a timely manner toward the goal of opening the pool as soon as possible.
As you can see, there are many large aspects of the repair yet to happen and as such, I cannot predict when the pool will open. As I previously shared, it won't open for spring break. Please know that everyone working on this issue is working with the goal of making everything right and opening the pool as soon as possible.
As President of Wolf Creek, these issues have taken the majority of my time consistently for over one year. It has been consuming. I share this as I too am being inconvenienced like all of you and look forward to not having so many issues on my plate for the Association.
The Board truly appreciates everyone's understanding during this unbelievable journey.
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