RIVER BANK LOFTS

LOBBY UPDATE PROJECT 2016/2017

PRESENTED TO THE BOARD OF DIRECTORS OF THE ASSOCIATION

BY: THE RIVER BANK LOFTS LOBBY COMMITTEE

NOVEMBER 14, 2016

DEAR RBL BOARD AND UNIT OWNERS

OUR MISSION + VISION TO RESTORE RIVER BANK LOFTS
Our buildings lobby and common areas are long overdue for the replacement of damaged,
worn, obsolete, outdated, and energy-wasting elements. These include elevator dcor,
furniture and fixtures, and lighting.
As a group of unit owners concerned about our surroundings, our property values, and the
well-being of our community, we have volunteered to articulate our common vision and put
together a plan to move forward with such repairs, improvements, and updates.
We trust this proposal meets with your satisfaction, as it combines our significant expertise,
thought, and effort. We kindly request that you approve our proposal to bring about muchneeded and positive changes.
John Wegmann & Kellie Siegel

RIVER BANK LOFTS LOBBY PROPOSAL

EIGHT PRIORITIES
# 1 PRIORITY

DAMAGE CONTROL

PAGES 4 5

# 2 PRIORITY

ELEVATOR FLOORING

PAGES 6 7

# 3 PRIORITY

FURNITURE FOR LOBBIES

PAGES 8 12

# 4 PRIORITY

LIGHTING / FIXTURES

# 5 PRIORITY

BUDGET

# 6 PRIORITY

ENERGY CONSERVATION INITIATIVES

PAGES 19 20

# 7 PRIORITY

EXECUTION

PAGES 21 22

# 8 PRIORITY

MAINTENANCE (DEFERRED & ONGOING)

PAGES 23 27

PAGES 13 17
PAGE 18

PRIORITY # 1

DAMAGE CONTROL
In 2014, new hallway sconces were installed at considerable expense, and these fixtures have
begun to show irreparable damage from the hot bulbs making contact with the acrylic 24 hours
a day, 7 days a week, and creating burn marks.
These bulbs must be replaced immediately with LEDs that dont
generate heat and dont make contact with the acrylic, in order to avoid
further damage which is ruining the appearance and effectively reducing
the life of the fixtures.
It is worth mentioning that replacing these light bulbs with LEDs will pay
for themselves over time by way of enormous energy savings, as follows:
(1) Direct Savings, because LEDs burn much less electricity.
(2) Indirect Savings, because LEDs generate less heat, which means saving on
air conditioning costs.

PRIORITY # 1

DAMAGE CONTROL
Our convenience carts were poorly chosen, and we have impractical carts that are old and dinky. Because
the casters malfunction, the carts are clumsy and bump into walls, causing damage to the paint and plaster.
We recommend replacing these five carts with a specific model that is extremely durable and will easily hold
8-10 bags of groceries. 520 N Kingsbury has had them over 6 years and they look and work as good as new.
MODEL
ULINE H-2862
SPECS
42 x 23 x 38
PRICING
1-2 $ 319.00 ea.
3+ .. $ 299.00 ea.
For 5: $ 1,495
Tax: $ 123.34
Shipping: $ 51.66
Total: $ 1,670.00

Sadly, the renters at 520 N Kingsbury Street get a well

maintained building with far better amenities than we..

PRIORITY # 2

ELEVATOR FLOORING
ELEVATOR FLOOR TILE
The tile in the elevators is inappropriate in
appearance (color scheme), texture (potentially
slippery) and in poor condition (marred and
cracked).
RIVER LEVEL FLOOR TILE
The tile in the R-level elevator lobby matches that
of the elevators and, thus, also in need of
replacement.
Remark The existing tile in the lobby was a poor
choice. The material is VERY BREAKABLE, with a
baked-on finish that reveals white clay if chipped.
Our proposed tile for the elevators and borders in
the R-level lobby features a uniform color structure
that hides chipping.

PRIORITY # 2

ELEVATOR FLOORING
ACTION

DETAIL

COST

Replace floor tile in both elevators

Areas: 5 x 8 and 5 x 7 (75 sq. ft.)
Required: 90 sq. ft. material
(including 15% excess)

Assume $9/SF for materials,

including shipping and sales tax.
(See materials board)

Materials $ 810
Labor* $1,750 Total = $ 2,560
- Labor includes demolition and
removal of existing tile, and does not
include the cost savings from using
internal labor for demo or the extra
cost, to recalibrate elevators, if needed,
to adjust for any weight difference of
the new flooring.

Replace floor tile in R-Level Lobby.

Area: 8 x 20 (160 sq. ft.)
Required: 190 sq. ft. of material
(including 15% excess)

RBL has tile left over from the

lobby floor. If approved to use
these, materials cost reduces by
50% since only border tile will
need to be purchased.

Elevators need to be done

separately to keep one in
operation.

Materials $ 810
Labor* $ 2,500 Total = $ 3,310
Labor includes demolition and removal
of existing tile, and does not reflect cost
saving from using inside labor for demo.

PRIORITY # 3

FURNITURE FOR LOBBIES

MAIN LOBBY
The existing grouping comprised of two chairs and ottoman are badly worn and dated in
appearance. Suggested replacement with four swivel chairs and either an ottoman or a table.

OPTION A

&
Teddy Swivel Chair, in 100% polyester fabric
Color: Chocolate (as pictured) -- $199 each
Vendor: Bobs Discount Furniture

Coco Round Cocktail Ottoman, in bonded leather

Color: Red (see swatch) -- $ 500
Vendor: Art Van Furniture

PRIORITY # 3

FURNITURE FOR LOBBIES

MAIN LOBBY (contd)

OPTION B

&
SOPHIE CHAIR, in bonded leather
Color: Bolt Brown (as pictured) -- $199 each
Vendor: Bobs Discount Furniture

SOHO ROUND COCKTAIL TABLE, in Travertine

Color: Light Travertine -- $ 650
Vendor: Art Van Furniture

PRIORITY # 3

FURNITURE FOR LOBBIES

DOORMAN AREA

The existing bench across from the doorman station could be replaced.

or
OPTION A

MANCHESTER BENCH
Color: Scarlett -- $649
Source: GrandinRoad

OPTION B

MANCHESTER BENCH
Color: Linen -- $649
Source: GrandinRoad

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PRIORITY # 3

FURNITURE FOR LOBBIES

DOORMAN AREA
Options for a small table to be located the bench across from the doorman station.
OPTION A

MIRRO SIDE TABLE -- $279

Source: GrandinRoad

OPTION B

SCALLOP COPPER SIDE TABLE -- $379

Source: GrandinRoad

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PRIORITY # 3

FURNITURE FOR LOBBIES

MAIN LOBBY OPTIONS
OPTION A 4 Fabric Chairs + Bonded Leather Ottoman

COST ESTIMATE
(4 x $ 199) + $ 500 + 10.25% Tax + $314 Del/XWty =
$ 1,742

OPTION B 4 Leather-look Chairs + Travertine Table

(4 x $ 199) + $ 650 + 10.25% Tax + $314 Del/Xwty =

$ 1,908

DOORMAN AREA BENCH OPTIONS

COST ESTIMATE

OPTION A Manchester Bench in Scarlett

$ 649 + $ 64.90 Shipping = $ 714

OPTION B Manchester Bench in Linen

$ 649 + $ 64.90 Shipping = $ 714

DOORMAN AREA TABLE OPTIONS

COST ESTIMATE

OPTION A Mirro Side Table

$ 269 + $ 26.90 Shipping = $ 296

OPTION B Scallop Copper Side Table

$ 379 + $ 26.90 Shipping = $ 417

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PRIORITY # 4

LIGHT FIXTURES
RIVER LEVEL LOBBY SCONCES
The four sconces in the elevator lobby were
inadvertently overlooked when hallway sconces
were replaced throughout the building in 2014.

MAIN LOBBY LIGHT FIXTURES

The 5 ceiling light fixtures in the main lobby, are
filthy and dated and energy inefficient. In the case
of the largest fixture on the lobby level in front of
the elevators, it is disproportionately large to the
space, In light of its weight, the cost to
reposition will exceed cost to substitute an
appropriate fixture that will blend in appearance.

Exceeds
CY Budget
TBD for
next year

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PRIORITY # 4

LIGHT FIXTURES
JUNCTION BOXES
The present installation
appears amateurish due to
the lack of wood medallions
to surround the junction
boxes.
In addition, the existing
method fails to distribute
the weight of the fixtures
and precludes proper
support.

* Since these are installed before the fixture, these will be used
only for new and replacement fixtures.

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PRIORITY # 4

LIGHT FIXTURES
EXTERIOR SCONCES
The exterior sconces on either side of the front entry doors are the WRONG COLOR,
FILTHY, and PEELING. Those on the side are rusted and their finishes are peeling.
Remove
Clean & Sand
Paint Black
Convert to LED
Reinstall
10 Lower
(if possible)

Sand and
Repaint as
Part of the
Railing & Balcony
Project.

15

PRIORITY # 4

LIGHT FIXTURES
ART LIGHTING
The art lighting is inconsistent (different colors and wattages and energy inefficient).

Exceeds
CY Budget
TBD for
next year

16

PRIORITY # 4

LIGHT FIXTURES
ACTION

DETAIL

COST ESTIMATE

Replace the 5 main lobby hanging

fixtures (perhaps also on levels 2-6).

Since its part of next years

budget to soon to choose.

Exceeds CY budget / tbd next year

Replace four sconces in the River

level elevator lobby.

Same as sconces installed in

hallways in 2014.

These were part of 2014 project.

Install wooden surrounds to

junction boxes.

Install surrounds for any

fixtures replaced/reinstalled.

Materials $ 50
Labor
$ 300, Total = $ 350.

Restore exterior sconces on either

side of the front entry, including
convert to LED.

Remove, clean and sand,

Repaint black,
Reinstall 10 lower.

Materials $ 50
Labor
$ 350 Total = $ 400 .

Replace art lighting

Since its part of next years

budget to soon to choose.

Exceeds CY budget / tbd next year

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PRIORITY # 6

BUDGET
BUDGET
Earlier this year, the Board okayed a $10,000 budget for lobby improvements, subject to a committee of
owners presenting furniture and fixture selections to the Board and RBL unit owners in the Q42016.
Accordingly, we formed a Committee to perform research, gather ideas, and assemble this presentation.
We were able to find furniture for much less than the $10,000, leaving funds for other serious needs,
including elevator flooring and light fixtures.

Through effort, creativity, ingenuity, and teamwork, we have devised a way to:
(1) Complete important elements of this project for under $10,000* (See page 19);
(2) Discover a way to generate at least $12,000 annually through conversion to LED lighting (See page 20); and
(3) Defer completion of additional renovations and improvements to the subsequent years, essentially cost free due to
funds freed up by energy savings.
* Actual an actual approval and firm mandate proceed with work, contractors generally will not provide free precise estimates a project of this scope.
Therefore, amounts for labor are our estimates. Based on our professional experience and conversations with professionals, we feel comfortable that
amounts budgeted for labor are fair and realistic, and feel reasonably certain that the project can be completed within such budgeted costs.

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PRIORITY # 5

BUDGET
# 1 Damage Control
Hallway sconce light bulbs
Replace 5 convenience carts

This was a 2014 mistake, and should not be charged to our lobby redecorating budget.
1,670
1,670 $
$
Utility item, not a decorating item ...

#2 Re-tile Elevator Floors

Re-tile River-Level Lobby

$
$

2,560 $
3,310 $

2,860
3,610

# 3 Main Lobby 4 Chairs + Table

# 3 Bench for Doorman Area
# 3 Side Table for Doorman Area

$
$
$

1,742 $
714 $
296 $

1,908
714
417

#4
#4
#4
#4
#4

Lobby hanging light fixtures

Four sconces in R-level
Junction Box Surrounds
Exterior Sconces
Replace Art Lighting

Outside of Lobby Budget

High
Low

Expenditure: Year 2
High
Low

Expenditure: Year 1
High
Low

Priority / Item

tbd
tbd
This was a 2014 oversight, and should not be charged to our lobby redecorating budget.
tbd
tbd
550
400 $
tbd
tbd
9,022 $

10,059

1,670 $

19
1,670

Further cost saving to be realized by utilizing internal workers to perform the tile demolition work and electrical portions of the project not requiring a license.

PRIORITY # 6

ENERGY CONSERVATION
NEEDS TO BE ADDRESSED
Common area electric bill exceeds $4,000, much comes from the
24/7 lighting throughout the common areas, and there exists the
possibility to save $1,000 to $2,500 monthly by converting fixtures
to LED in the common areas, specifically: (1) lobbies, (2) elevators,
(3) hallways, (4) exterior sconces, and (5) parking areas.
Certain fixtures need to be retrofitted; new light bulbs must be of
appropriate wattage and selected of the correct color heat so as
not accentuate blemishes on the walls.

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PRIORITY # 6

ENERGY CONSERVATION
SOLUTION

COST ESTIMATE

EXPECTED BENEFITS

Replace incandescent, halogen, and

CFL bulbs with LED bulbs in the
common areas:

Need to determine which fixtures

require retrofit and evaluate cost of
retrofit-vs-replace per type of
fixture.

Significant life extension on the

hallway fixtures, which recently cost
us over $30,000. (Priority # 1)

(1)
(2)
(3)
(4)
(5)

Hallways
Parking Garage
Exterior
Lobby
Elevators

Most are operating 24/7, such that

their energy consumption will be
easy to quantify.

Estimates of materials and licensed

electrical work to be presented at
Dec. 2016 Board Meeting.
Cost will vary significantly, depends
on whether utilizing $15/hr. staff or
paying $180/hr. for electricians and
foremen.

To be quantified and presented at

the Dec. 2016 Board Meeting:
(1) Monthly $$$ energy savings.
(2) Pay-back period.
(3) ROI.
(4) Financing Options.

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PRIORITY # 7

EXECUTION
PROJECT MANAGEMENT

For any project that requires the coordination of multiple trades, RBL as a matter of practicality utilizes a GC or PM to
ensure the follow through and quality of work. Since this project involves the coordination of (1) licensed electrical, (2)
tile demolition, (3) tile installation, (4) finish carpentry, and possibly (5) minor painting, the use of a project manager is
advised to bring this project to fruition in a smooth and expeditious manner.

We are recommending RBL engage the services of Gail Seeger of SeeHow Enterprises Inc. to oversee the installation
portions of this project (purchasing fixtures, selecting and managing electricians and tile setters) and get us any applicable
trade discounts.

Gail has significant years of expertise in design, construction, and project management, including the creation of many
major hotel lobbies. She has completed extensive design projects for two units at RBL and is currently working on a third
unit. These projects were completed without incident, and she maintains a good rapport with building management.

22

PRIORITY # 8

MAINTENANCE
GENERAL
Were pleased with how the new guys, Charlie and Ernesto, are keeping common areas clean,
but it appears their work is limited to the janitorial, which doesnt provide for maintenance.
The former guys - Alberto and Ivan - acted more in the spirit of handymen in that they also
performed minor repairs, touch up painting, etc. It was this going beyond the scope of mere
cleaning that kept things working well and looking good at RBL. There is now a void to our
detriment, and we ask the Board to consider what can be done so we go beyond cleaning and
get some ongoing attention to maintenance, issues.
If we were to utilize internal workers to perform the tile demolition work and electrical
portions of the project not requiring a license, then we could generate major cost savings.

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PRIORITY # 8

MAINTENANCE
FILTHY LIGHT FIXTURES
Many light fixtures at RBL
are full of what appears
to be dead insects and
dirt. Surely we cant be
the only ones who notice
these things, so why isnt
anything being done
about it?

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RBL LOBBY PROJECT

MAINTENANCE
PARKING STAIRWELL
Rain water cascades down the
stairway, causing corrosion and
concrete damage. Unless
handled proactively, this is
another issue that we suspect
may result in an expensive
project in the future due to
failure to address the situation
in a preventive manner.
We suggest numbering the
doors in the stairwell to show
what floor youre on.

25

PRIORITY # 8

MAINTENANCE
PARKING GARAGE
The outside garages were recently
resurfaced and re-striped at
considerable expense, but they
neglected simple things like ancient
drains that are rusted and run slow
(occasional standing water).

Its my understanding the garages are

washed at least once a year, but the
dust accumulated on drain pipes
looks like many years of
accumulation. We cant be the only
ones who notice these things.

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PRIORITY # 8

MAINTENANCE
OTHER SPECIFIC ISSUE
Someone has been sweeping debris (often including cigarette butts) from the first floor parking lot into the excess space
around the standpipe, instead of using a dustpan or shop-vac to pick up and debris and dispose it in the trash. This debris
then lands downstairs on level R in parking space 148. BL has been notified of this several months ago, and this practice
stopped, but only for a couple of months. I hate to complain, so I (JW) have been sweeping it myself for several months.

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RBL LOBBY PROJECT

PROPOSAL SUMMARY
This proposal comprises initiatives in response to the long-due need to repair or replace damaged, worn,
obsolete, outdated, and energy-wasting elements. This includes floor coverings, furniture, and lighting
fixtures in the lobby and various additional common areas of our building.
We have structured these updates and upgrades so that these will pay for themselves many times over.
Our proposal fits within the $10,000 guideline, and also provides the ways and means to finance additional
much-needed updates, and even luxuries, in future years at essentially no net cost
We are also concerned about the deterioration cause from last years transition from janitorial/maint./
handyman staff to staff concerned strictly with cleaning. We ask the board to open up to ideas that will
ultimately result in better ongoing maintenance, to minimize deferred maintenance (which can ultimately
prove to be expensive, especially in cases such the water intrusion in the stairwell).
We trust this proposal meets with your satisfaction, as it reflects our significant expertise, thought, and
effort. We kindly request that you approve our proposal to bring about much-needed and positive changes.
John Wegmann & Kellie Siegel

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