Capital Projects

February 9 2024

Harborside Building Project update for January – February 2024

After careful consideration, the Trust and Management are able to announce a targeted finish date of April 15, 2024, barring any unforeseen circumstances.

As of February 9, 2024, here are some key components that are either completed or currently underway:

The temporary deck railing for the third-floor have been removed allowing full access.

The final measurement for the railings has been completed.

All materials for the first-floor railings are foreseen to be received in two weeks.

The top mahogany railings for the second and first floor decks are being treated off site.

The second-floor deck is framed except for a small section on the South side that is dependent on galvanized steel.

The trim and siding work is nearing completion.

The roofing company is on site replacing the rubber roof under the North-East corner of the second-floor deck.

The steel for the outer edge of the second-floor deck is being galvanized.

The beams in the ceiling of the first floor have been repaired and the replastering and repainting is completed.

Once completed, the site will need to be inspected and approved by the Marblehead Building Inspector.

There was a problem with the D Building sprinkler system. The supplier left some residual water in the external pipes. This has been repaired at the cost of the supplier and the system is now up and running 100%.

A full financial accounting will be available at the end of the project.

The Trust and Management thank owners and residents for their continued patience as the project nears completion.

We would also like to express our continuing appreciation to DiPietro Family Contracting for their work and their flexibility.

The first floor deck looking North East along the harbor.

Looking South at the North face and along the first-floor deck

Finishing up the siding on the East face. Note the steel on the first-floor deck. The same will be added to the second-floor deck.

January 19 2024

Harborside-update-for-December-2023-January-2024-002 Download

December 12 2023

December-2023-update Download

November 8 2023

To owners and residents:

An update from the Board of Trustees regarding October 2023.

Building D project

We hope you are enjoying the New England autumn as you prepare for the up-coming holidays.

Several owners and residents have asked for an update on the Building D project:

The project continues to track well. There was continued progress during the month of October. There were, however, several significant problems.
A large amount of rot of the supporting structure of the first-floor deck was discovered.
Rotting cantilevered beams that run under the first floor and support the deck structure was also discovered.
The support structure for the first-floor deck had to be rebuilt which caused a delay of more than six weeks in the project’s timeline.
There was also considerable rot found on the South-East corner of the first and second floor exterior walls that required consultation with the project structural engineer.
The rot was removed, new internal posts were installed, and the corner was covered with plywood.

As of today

The first-floor deck is now fully framed (see attached photos).
A new window, damaged by rainwater was installed on the South face of the first floor (this window will be paid for by the owner).
The steel provider has templated and drilled the C channel steel that will support the first-floor deck on the East edge. The steel is now with the galvanizer. Supporting angle brackets have also been cut and drilled.
The architect, based on the zoning hearing, at the request of the South abutting neighbor, had the South property line resurveyed. The surveyor confirmed that the property line the project is building to, is correct.
DiPietro Contracting has initiated the process, through a sub-contractor, for treating the mahogany-topped railings. The process is currently underway at an off-site location for the third-floor deck. Each railing will be sanded, primed and seven coats of clear coating applied before the railing is installed. When the first batch of treated mahogany railings is complete, the installation of the third-floor deck railings can begin. The treatment of these railings will continue allowing for the installation of the railing systems on the first and second-floor decks once the underlying structure is ready.

The Marblehead Building Department has scheduled an inspection of the first-floor deck framing on November 8.
Once the inspection is complete, closed-cell waterproof foam insulation will be sprayed under the first floor, weather permitting, currently scheduled for Monday, November 13, 2023.
That will be followed by the installation of the first-floor deck and once the steel is installed the first-floor deck railings.

Regarding timing, please note that:

Although it was stated by the Trust at the AGM that the earliest possible completion date was October 30, 2023 and a fixed end date could not be given, the rot under the first-floor deck and under the first floor had to be addressed. This also triggered a need for a Town of Marblehead inspection that needs to be completed before the insulation can be sprayed and the decks can be put down on top of the framing. The scheduling of the inspection process was also impeded by a change in management of the Marblehead Building Department.

Some owners and residents have observed that they don’t see work being done on days when the weather would seem to allow it. There are many reasons for this, such as engineering or architectural work that needs to be done, lack of materials, inspections that need to take place, and interior work being done that can’t be seen externally. We are also facing the potential of additional weather delays as winter approaches. Please rest assured that everyone is committed to an expeditious completion.

DiPietro contracting has committed to us that they will work throughout the winter to complete the project as quickly as possible.

The Trust continually thanks owners and management for their continued patience as the project nears completion.

See the File Attachment for pictures:

Figure 1 New framing of first floor South East Corner

Figure 2 New framing of the 1st floor East Deck

Figure 3 State of the 1st floor North Deck once decking was removed

Figure 4 Reframed 1st floor North deck

October-2023-update Download

October 6 2023

To owners and residents:

A few reflections from the Board of Trustees regarding September 2023.

Building D project

The Building D project continues to track well.

At the end of September, the South egress stairs were removed providing access to the ground floor deck. The look from the water demonstrated a significant change.

During the month of September there have been a few days when work could not be carried out due to weather.

The framing for the decking on the ground floor faced delays due to the discovery of rotten joists that run under the building and support the deck, requiring either the replacement of existing joists or cutting back to where there was no rot and sistering the joist with new joists. This also required consultation with the architect and the structural engineer. A portion of the work is therefore under Building D and cannot be seen from the parking lot or the water. DiPietro contracting was also quite clever in setting up scaffolding over the water obviating the need for an expensive barge and crane when working over the water.

There were supply chain issues in delivering the railings for the third-floor deck. These railing will be treated and installed shortly. In the interim DiPietro construction set up a small temporary area allowing the renters to access a small portion of their deck during the late summer, providing that there was no work being carried out below the deck.

The two photos below are of the work being carried out on the South face of Building D.

June 16 2023

Hello Harborside Owners and Residents

Construction will be ramping up on Monday, June 19th. You will be seeing the exterior portion of this project including removal and replacement of the decks, roofs, railing systems, and siding.

The Saw Horses will be put back up to define the construction area. Please be careful when parking next to this area.

Also, please use caution when entering and exiting the south dock area, as well as other areas of construction.

You should expect various levels of noise while this portion of the Construction is happening.