SPEC Engineer John Evans

The first major obstacle was resolved in March. As detailed in our May report, design review initially required evacuation of the cooling tower into a sanitary drain. Like most high-rise structures built 40 years ago, we have a rooftop storm drain and a sanitary drain in the garage (where our domestic water enters and leaves the property). Building a sanitary drain on the roof that extends to street-level could cost several hundred thousand dollars. Fortunately, our consulting engineer, John Evans of SPEC Engineering, negotiated an acceptable work-around. On March 30, 2016, the plumbing examiner charged with vetting our project’s drainage plans approved the use of a vent stack with an increaser. Evans estimated the cost at roughly $12,000.

Playa del Mar & Galt Ocean Club - Walled Cooling Towers

Far more elusive, the second obstacle was still being negotiated when the May report was released. Plan examiners had demanded that an aesthetically acceptable “screen” be erected around the cooling tower, a code requirement for construction visible from any public right-of-way. Given its rooftop location, only a category-5 hardened wall would suffice - at an estimated cost ranging to $100,000.

Playa del Mar and Regency Tower

Since the only public right-of-way from which the old cooling tower was visible is a 40-foot stretch of Galt Ocean Drive in front of Playa del Mar, after several screening alternative were rejected, we proposed relocating the planned tower from its former site at the edge of the building to the middle of the roof, where it could no longer be seen from the street. Following another inexplicable rejection, our engineer conferenced with Fort Lauderdale Interim Assistant Building Official Victor Blanco, who reversed course and approved the revision on July 15, 2016.

Since this strategic adaptation was anticipated as a possible regulatory remedy, it was included in the Association’s 2015 Assessment Report, and fully funded as a contingent expense. Our engineer and contractor Smart Air Systems agreed that relocating the cooling tower would require a new support stand anchored to the roof, additional piping and new electrical lines. After calling on subcontractor J.S Steel Fabricators to price out building the stand, and consulting with their Electrical and Plumbing subcontractors, Smart Air estimated the additional cost at $40,000 – a no-brainer – as it would obviate the need for a $100,000 “eyesore wall”. Unfortunately, the contractor didn’t realize that the crane included in their bid was already stretched to its maximum capacity. They would need a larger, more expensive crane to reach the middle of our roof.

Crane Crap Shoot

Drain Components Under Lower Driveway

The north and south parking decks that cover our garage are structurally insufficient to support the weight of the larger crane. Since the heavier crane would also threaten a system of French Drains, catch basins and a gravity well interred in the lower driveway, our engineer enumerated our alternatives: the crane could either be staged in the street or on one of the two adjacent association properties. Since northern neighbor Playa del Mar also has a below grade garage, their deck would be equally vulnerable to collapse, so they were not an option.

Staging the crane in the street is marred by two adverse impacts. First, an even larger crane would be required to lift the new tower across the broad span from Galt Ocean Drive to the middle of the roof, which would hike the cost by an additional $40,000 - $45,000 (as estimated by several crane operators).

Huge Hunter Merchant Crane

Second - setting up on the public right-of-way would require another city permit, and given concerns expressed by Fort Lauderdale design review about damaging underground utilities, the permit application would also require extensive evidentiary documentation (underground x-rays, engineering reports, etc.) and add an unknown number of months to the approval process. Resigned to being saddled with an unavoidable additional expense, on August 1, Smart Air Systems submitted a change order for the extra costs. After a year of battling with the City to cut regulatory costs, we had no intention of passing a chunk of the hard-fought windfall to a contractor.

Our neighbor to the south - Galt Ocean Club - has no sub-grade garage. Their unit owners park across the street in a rented underground garage located beneath Winn-Dixie. If we could prevail upon the Galt Ocean Club Board of Directors to approve use of their parking deck as a staging area, its close proximity to our building would allow us to use the smaller crane, avoid the permitting delays, reverse the significant incremental cost, and shred the Smart Air change order.

A Good Neighbor

Winn Dixie Garage Entrance

Regency Tower and Galt Ocean Club

At a preliminary meeting, Galt Ocean Club Administrator (manager) Israel Gonzalez advised that their Board didn’t want to pay for possible damage repairs and wait for reimbursement. Our engineer suggested that we provide a modest financial reserve with which they could repair likely impacts to their pavers, perimeter wall, planters, landscaping, etc. Israel also asked if we could commence construction as soon as possible, and complete the project prior to an October influx of returning Galt Ocean Club snowbirds

Galt Ocean Club North Deck

As recommended by their Board President in mid-August, we packaged a formal request to their Board with a site plan indicating where the crane would be staged on their deck. The request included protective protocols for their residents and a plan to indemnify property damage. We also agreed to add their association to the crane operator’s liability coverage. After several weeks of negotiations, the Galt Ocean Club board conducted a vote to determine whether we could use their deck. On September 5, we were notified that they had agreed to help us remedy this dilemma, despite the substantial inconvenience to their own members.

We moved expeditiously to take advantage of this opportunity. Pending Galt Ocean Club approval, general contractor Smart Air (and electrical, mechanical and plumbing subcontractors) was prepared to mobilize, as was Campany Roofing, a roof maintenance outfit charged with performing on-site repairs to membrane penetrations. Smart Air still had to schedule the crane, which could not be done until a commitment was received from Galt Ocean Club. Once the contractor and the crane operator locked up a date, Manager Kande Lewandowski pumped out scheduling notices for residents on September 12 – detailing dates and duration of the impending project.

Opening Bell

Twin Cooling Towers Take Flight

On Monday, September 19, consecutive pre-construction meetings toggled between the Rendezvous Room and the roof; enabling our engineer to effectively integrate contractor and subcontractor work schedules. On Wednesday, September 21, J.S. Steel mechanics began assembling the new tower’s mid-roof support stand. After each section of the support base was affixed to the roof, our roofer restored membrane integrity to the attachment site, as our warranty is conditional on the roof remaining waterproof.

Cooling Towers on New Roof Stand

On Tuesday, September 27, a fleet of enormous vehicles and a “helper crane” descended on the Galt Ocean Club north parking deck, where a crew of Hunter Merchant Crane mechanics began assembling the huge crane. After extending the 80-foot crane an additional 160 feet, the new twin cooling towers staged on our deck were flown to the roof on September 28, and attached to the new base. Once the old tower was disabled at 8 a.m. on September 29, Smart Air technicians expunged its content while a team of electricians and plumbers disconnected the electrical and drainage lines. The old tower was later guided into the lower driveway parking deck, where it was disassembled by a demolition crew and prepared for scrap disposal.

The New and Old Cooling Towers - What a Difference

On Friday, September 30, the crane on the Galt Ocean Club parking deck was dismantled and removed. Manager Kande Lewandowski organized a staff cleanup of the staging area and took a damage inventory that will be addressed at their Board’s discretion. At an ad hoc Friday evening progress meeting with the contractor, it was mutually concluded that the work might be completed by Saturday night instead of Tuesday, as originally planned.

Kande Watches Project Unfold

Once the weekend overtime was authorized, a crew of mechanics and electricians shrugged off an early Saturday morning shower and spent the day connecting the new tandem cooling towers to the drainage lines, the upgraded electrical controls and the condenser pump in the Maintenance Room. After bleeding air from the lines and troubleshooting start-up procedures, the new system became operational at 6:30 p.m. on Saturday evening. From 7 to 9 p.m., Lewandowski and Board President Eileen Bendis led a team of security staffers through our hallways, and conducted a floor by floor reboot of two hundred closeted A/C units.

In contrast with the two-week timetable announced prior to commencing construction, the project was completed ten days after the September 21 launch date, a new record on the Galt Mile for a cooling tower replacement. More importantly, since the six days planned for the actual switchover was halved; those of us in residence only had to “sweat it out” with fans and spot coolers for less than three days. Working closely with our engineer to quickly resolve construction issues, our contractors had exceeded our expectations. We also had a secret weapon.

The Secreat Weapon

Maintenance Chief Charlie Davis

In addition to their regular duties, our staffers went the extra mile to expedite the project and smooth the inconvenience for those in residence. While in constant communication with project planners, Manager Kande Lewandowski raced between the office, the roof, the lower deck, the Maintenance Room, the Front Desk and the Receiving Room to vaporize project roadblocks. Maintenance Chief Charlie Davis provided the contractors with equipment and materials as requested. Chief of Security Eddie Rodgers assisted their crews with cordoning temporary danger zones, which his security staffers restored for use by our residents afterwards. Vehicles neglected by owners exploring last-minute departure plans were either jump started or fully recharged, as residents who appeared distressed were escorted to their homes and contacted again later to check their condition.

Chief of Security Eddie Rodgers

Incidents concerning the project or our residents’ well-being were immediately reported to association officials and our manager. In turn, they followed up with a timely call to our engineer, a contractor, or a resident who requested assistance. Using this “early warning system”, our engineer and planning team were able to resolve potential obstacles before they could delay the project. It paid off. On Sunday morning, while those in residence expressed a combination of disbelief and delight with the early completion, out-of-town owners called or emailed to confirm that air conditioning was restored three days ahead of schedule before returning to their South Florida homes.

We owe a debt of gratitude to our neighbors in Galt Ocean Club, which we will repay in kind when they need our help. Their sacrifice unraveled a Gordian Knot of regulatory delays and saved us a bundle. Throughout the project, our board and manager aspired to three goals – replacing the aging tower, minimizing the inconvenience – and staying on budget. These objectives were met. While the common areas undergo a long-awaited modernization, preparations will commence for a concrete restoration to rehabilitate our balconies, building columns and expansion joints. For a preliminary update – stay tuned.

Post Script: Mother Nature’s Acid Test

A few days after our A/C was restored, Hurricane Matthew battered the South Florida coast. While those who remained in residence were understandably fearful of the fierce devastation threatened by the offshore cyclone, the newly expanded beach absorbed the high-energy storm surge, our impact glass windows and doors repelled the windstorm onslaught and the new rooftop cooling towers – unscathed by 130-mph winds – provided uninterrupted control of our environment throughout the ordeal. This was no “happy accident”. Among the reasons why City officials approved eliminating the requirement for a wall around the cooling tower were plans submitted by our engineer demonstrating a substructure fortified to withstand hurricane-force winds.

Before and during the storm, employees, association officials and residents took care of one another – like a family. Thanks to staffers directed by Manager Kande Lewandowski - who efficiently implemented the Board’s Hurricane preparation protocols – a cursory post-storm inspection of the entire association property (including the roof) revealed negligible damage. More on this later...

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Decorating Committee
Nancy Seltzer

Decorating Committee Chair Nancy Seltzer

At the December 12, 2016 Regency Tower Budget Meeting, Decorating Committee Chair Nancy Seltzer gave a progress report about the common area renovations at multiple locations in Regency Tower. Although addressed to the board, it is meant for YOU! Prior to commencing construction, Decorating Committee members met with several Board members and the manager to devise protocols for minimizing the unavoidable inconvenience to residents and / or disruptions to association operations. With the help of our staff, they've worked to cushion these adverse impacts, and are making a tough situation more tolerable.

See below for the latest info about the many improvements currently underway. - Editor

December 12, 2016

Dear Regency Tower Board of Directors,

Thank you for providing us with the opportunity to give you an overview of the current status of the redecorating project. For ease of understanding, we will provide the project update by category.

Furniture and décor - Furnishings for the lobby and Rendezvous Room have been purchased. Items that need to be ordered: Garage level furniture and game room items.

Lobby Floor

Flooring - All flooring has been purchased and 95% of the flooring installation has been completed. Additionally, we purchased flooring for the office and the security station in the garage level. This was done in order to ensure that the office flooring matched the lobby and the security station flooring matched the garage level rooms (elevator lobby, laundry room and garage level bathroom)

Appliances and fixtures - All appliances and fixtures have been purchased. This includes; Rendezvous room appliances and bathroom fixtures (lobby and garage level).

Built-in cabinetry - Cabinetry includes: Security desk, console table in lobby, table in mail room and new partitions for the lobby level bathrooms. All items, except the partitions, have been paid for in full or partially.

Cabinets - Cabinets and granite counter tops for the Rendezvous room and game room have been paid in full. We are waiting for the walls to be repaired to install the Rendezvous room cabinets. The game room will be started after the lobby level has been completed.

Window treatments - Solar shades for the Rendezvous room and silky silver shears for the lobby area have been paid for and/or ordered.

Doors - Doors will be three panel glass doors with the exception of the game room which will be one glass panel. Doors will be installed at the entrance to the first floor residences, Rendezvous room, exercise room and office. Lighting Fixtures – All lighting fixtures have been purchased. Electrician will be starting on the project Tuesday, December 13, 2016.

Lobby Ceiling Glows - What a Difference!

Ceiling Tiles - Ceiling tiles have been received and paid in full. Garage level, lobby level and residential levels one through seven have been started and are close to completion.

Painting - Painting will take place at the end of the project.

Elevators - Renovation of elevators will begin on January 18, 2016.

Wall treatments and mirrors - Wall treatments and faux painting will begin after all repair/construction has been completed in the lobby.

Removal of mirrors and trim - Removal of mirrors and trims has been completed.

Plumber - Work on the lobby level bathrooms has started. Plumber is expected to return on Tuesday, December 13, 2016 to complete men’s room plumbing.

Electrician - Electrician will be starting on the project Tuesday, December 13, 2016.

Designer - The designer has been onsite daily and has been coordinating services as well as meeting with committee members.

Respectfully submitted,

Regency Tower Design and Decorating Committee

View from the Front Entrance	View from the Lobby Security Desk
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