The Torontonian

TTA-Shiplake Meeting

Zoom              Tuesday, December 16, 2020             2 p.m. to 3:15 p.m.

Present: Kurt Low, Katherine Harwood, Arnab Majumdar, James McCarthy, Kathleen Armstrong

Updates on

1. Roofing work
   • With delays by contractors and with weather, this project, originally to be finished in October, is nearly completed now.
   • Tapering of the roof to allow for drainage is complete.
   • The parapets had to be removed and replaced, and then new roof anchors must be installed; awaiting delivery now. Replacement of the metal flashing is half complete.
   • Roof anchors must be installed, inspected and approved, before window washing can proceed.
2. Landscaping, especially in the back
   • Many delays but nearly finished now. More perennials to be planted in spring and light bollards installed. (See also dog park item, below.)
3. Garbage shed
   • The side doors for residents to deposit recycling and other garbage will be open for use once the contractors are out of the back.
   • Also, the double-door construction might impede residents’ ability to toss in bags readily so being reviewed now for ease of use.
   • A control arm will definitely be installed in the back driveway, likely in March, to permit traffic into the property between 7 a.m. and 6 p.m. or 7 p.m. in the evening.
   • Request that residents break down the many boxes and cartons thrown into dumpsters without flattening – this adds considerably to cost of garbage pickups.
4. Visitor parking
   • This is ready to go. Any visitor can now buzz a resident from intercom at top of driveway to gain admission.
   • However, Shiplake is waiting for company to supply entry codes for residents. For now, visitors can use pay station at the P1 pedestrian door now. However, obviously residents should not invite non-essential visitors during lockdown.
   • Shiplake can make exceptions in specific circumstances, such as allowing a resident to park a rental car in the area for a day or 2 as needed.
   • Notice will be sent to all residents about availability of the visitor parking in January, asking them to be cautious about encouraging visitors during COVID.
5. Window washing
   • Can be done any time of year, depending on the weather, once the roof anchors are installed and pass inspection. The window-washing contractor stands ready.
6. Dog park and how to limit its use to residents of Torontonian
   • For now the dog park has natural sod; artificial turf will be installed within the fenced area in spring. Residents are asked not to let their dogs relieve themselves on the shrubs/small bushes recently planted.
   • The dog park will have double doors for entry and be accessible by fob after 7 a.m. to late afternoon/evening.
   • The muddy area was fenced a few days ago.

New items:

7. Garbage dumpsters that were placed under balconies in the back
   • These have been moved away from the building.
8. Availability of 2 disability-parking spots in back and old furniture and large household items left out
   • The disability spots will be restored.
   • Shiplake is considering erecting a small shed to store large household items discarded by residents pending removal of these items.
9. Request for better lighting in the back
   • Shiplake will consider floodlights as well as the motion-sensor lights currently installed.
10. Ice removal at junction of Dunfield Ave. sidewalk and front driveway sidewalk
    • Will be monitored closely and cleared.
11. Strong smells and poor ventilation through bathroom vents and in hallways
    • Shiplake plans to have the fans on the roof serviced this coming year.
    • Stagnant air in the building often indicates the roof fans are not working properly for a line of units.
    • Shiplake plans to have kitchen and bathroom exhaust vents/ducts cleaned in spring 2021, as the laundry room and hallways were done recently.
    • Residents are asked to open their windows when cooking pungent-smelling foods as a courtesy to neighbours who might be sensitive to strong odors.
12. Laundry-room renovation and stopping backup of drain at back
    • Shiplake has quotes and has postponed this work for now.
    • The laundry room will be renovated and repaired in 3 phases, beginning with the back, so that machines will be available to residents throughout the renovation.
    • The tiled flooring will be replaced, walls and ceiling repainted; machines will be deep-cleaned and serviced.
    • The drain in the back area where the water backs up runs horizontally under the floor; it probably needs to be “snaked” and cleared of accumulated debris.
13. Request for better advance notice to individual units of nearby renovations
    • Shiplake tries to do this and will continue to do so.
    • This is difficult because of the inconsistent schedules of outside contractors, coming when not expected and not showing up when scheduled.
    • Residents are asked to contact Katherine or the concierge if concerned about specific days when they especially need quiet while working from home. Shiplake will do their best to accommodate these requests, rescheduling drilling or other loud work whenever possible.
14. TTA’s recent elevator survey
    • On the question of how many fellow passengers residents were comfortable with, 55 out of 93 TTA members responded they were fine with 2 others with them in the elevator. For now, Shiplake recommends 3 people at a time in elevator or one household.
    • 62 percent of approximately 90 respondents answered that they had had problems with the elevator since the restrictions were introduced.
    • No strong majority opinion on whether to allow seniors or families with small children priority.
    • Vague guidelines from various levels of government about “approximate” social distancing in elevators.
    • However, all residents are urged to use common courtesy and respect others’ preference for 2 or 3 maximum if requested.

Other:

• Current TTA Acting Executive group – Kurt requests list of current members. Kath will send.

Photo by Green Chameleon on Unsplash

TTA-Shiplake Meeting (Zoom)

Thursday, October 22, 2020      2:00 p.m. to 3:00 p.m.

Present: Kurt Low, Katherine Harwood, Anne Hayes, Jim McCarthy, Kathleen Armstrong,
Arnab Majumder, Melanie Ward

1. Landscaping, front and back yards
   • Front: The contractor is responsible for the delay. Irrigation system has been installed. The plants are due to be delivered on Monday, Oct. 26, and will be planted between Oct. 26 and 30.
   • The infill will be done and finally the sod will be laid.
   • Work to be completed in about 2 more weeks.
   • Back: First step was reinforcing/installing the weatherproof membrane over parking garage under the backyard. Then, after the contractors finish work in the front yard, they were to install additional drainage in the back.
   • The infill is being applied now. After that the landscaper will grade, add landfill, and install the interlock walkway and, finally, the dog park.
   • The landscaping company states that they can complete the job by the end of November.
2. Replacement of roof membrane
   • The final section to be completed is over the line of -14 units, a 20-ft by 20-ft section. Likely next Friday the hoist will be removed and this section of waterproofing finished. After that, some final cleanup will be done as needed.
   • Anne asks if Shiplake plans to request an AGI based on this project. Kurt will ask.
3. Visitor parking
   • The delay owes to installation of the new intercom system to admit visitors into the building from the garage. Access will be by the store on the P1 Basement level. The company will fix the system tomorrow and input residents’ data.
   • Kurt will also check that visitors leaving the building can gain access back into the visitor parking from this same point. Contractors will remove the old fob reader on the B level and install a sensor instead.
   • Each unit will have 3 parking vouchers/credits per month. Each unit/tenant will have a dedicated login with a code in order to register visitors’ vehicles. This email and info will come from Target Park, not Shiplake.
   • Once parked, either the tenant or the visitor can pay at the machine in the garage or online after the vehicles are registered on the system.
   • For now, several contractors’ vehicles are using the visitor parking spots and several other short-term visitors.
   • Shiplake aims to have this available in the next few weeks.
4. Pest control
   • A problem remains in one unit on the 2nd floor. All units on the 2nd and 3rd floors have been inspected and monitor traps have been installed. Orkin treated only the units with pest activity. Inspections have been carried out, and any units showing activity are being treated as recommended. Since the previous, August 13, meeting, complete floor inspections have been conducted in response to individual residents’ concerns. Orkin installed monitor traps in units and treated units showing pest activity. Any of these units continue to be treated as Orkin recommends.
   • Katherine reports that regular Orkin treatments on affected units, every 2 weeks or as Orkin recommends, have drastically reduced the problem. There is also a big decrease in the problem elsewhere in the building.
   • Most units with pest activity will be treated every 2 weeks until the problem is resolved and depending on the severity of the problem and residents’ co-operation. Kurt stresses the importance of educating tenants, encouraging them to submit work orders for pest control before the problem grows. Shiplake are currently discussing steps to take to encourage residents to come forward sooner with any pest problems. Shiplake are also discussing preventative maintenance measures in the new year.
5. Window cleaning
   • Shiplake has held back on this regular item because of the roof work. Once the anchor points on the roof are all inspected formally and approved as secure, Kurt can have the contracted window-cleaning company start.
   • The window washing team can work until late fall, depending on the weather.
6. Maintenance requests/work orders
   • Anne requests more communication for tenants who submit work orders as they often hear nothing especially when the repair or the work will require time to be done. Perhaps an acknowledgment that the request has been received or a quick email that the job will require some time would help.
   • Every Wednesday morning the operations team – usually Kurt, Katherine, Marco, and Craig – meet to go over all work orders and other building maintenance issues.
   • Owing in part to the pandemic and COVID restrictions, Kurt notes that Shiplake is having much more difficulty hiring enough contractors, such as painters, to keep up with the work with so many tenants moving out and more working from home. So repairs might entail greater delays.
7. Heating
   • This building has 4 separate zones in its heating system, 2 above 15th floor, and 2 below. In February 2014 all units within the 2 lower zones were upgraded; units within the 2 upper zones of building are yet to be done. Shiplake are considering when the remaining floors and units can be completed.
   • City bylaw requires that, as of September 15, heat in apartment buildings be turned on.
   • Jim asks about the major boiler-replacement project that was cited in a Tower Renewal Report from the City, for which Shiplake was awarded an AGI. Yet the heat problems go on every year with no apparent change or improvement. Kurt asks for copy of the report, which Jim sends.
   • Kurt stresses that Shiplake can lower the excessive heat via work orders for individual units only, sometimes by bringing in a plumber to adjust the pipes. The radiators in some units cannot be adjusted. And he warns that once the radiators are turned off at a tenant’s request, the tenant cannot ask that they be turned on and off again when the weather changes and the heat fluctuates.
   • Anne notes the temperature should be 72 F, not in the high 80s F. and higher. Kurt notes that Shiplake has had very few complaints about too much heat.
   • Arnab suggests the TTA survey its members about the heat is in their units, to give Shiplake a better idea of the scope of the problem.
8. Pool – request that Shiplake post directions of the route through the P1 garage
   • Shiplake might do so, perhaps by posting signs and arrows. However, once tenants have walked the route, they will not need a map.

Other

• Masks and elevator service – Shiplake have posted a new sign in the elevators requesting maximum of only 2 people on board at a time, reduced from the former 3. Kurt notes this stems from complaints from some tenants about 3 being too many. He observes that there have instances of arguments that have nearly ended in fisticuffs over this. The City does not recommend a specific number of people per elevator. Kurt will ask the concierges to monitor traffic for the elevators and ensure that all 4 are available at these busy times and not on service.
• Retirement of TTA Chair Anne Hayes – as of October 31. The TTA will notify Shiplake as to her successor.
• New Executive group members – this is the first meeting for Melanie Ward and Arnab Majumder.

TTA-Shiplake Meeting Minutes
Thursday, August 13, 2020 3 p.m. Zoom meeting

Present: Kurt Low, Katherine Harwood, Anne Hayes, Jim McCarthy, Kathleen Armstrong

1. Garbage shed – The bins are now stored inside the shed.
However, staff will continue to move the bins overland as the operators still must be trained in operation of the elevator. Tenants will be able to access the garbage chutes along the side of the shed, including one for organic/compost garbage, once the back landscaping is complete.
Control arm might be installed once the landscaping and the roofing projects are completed.

2. Roof-membrane work – Work on the waterproof layer is finished. However, 2 weeks ago workers discovered the schematics of structure beneath show one of 2 drains at north end is missing. So, this has been added. Usual pebble surface to be a smooth one, tapered to allow for proper drainage. Expected completion by end of September.

3. Back stairwell on first floor – Deltera is cleaning up, dry-walling done, repainting former apartment used as Lillian Park construction-site office. Extra project involved in repairing terrazzo floor. Fire exit already cleared.

4. Window washing – Was to be done in July; now scheduled for October, after landscaping is finished.

5. Landscaping – in back, contractors removing top layer to work on waterproofing layer over garage underneath. The waterproofing should be finished about the end of August.
When this is done, the infill will be replaced with topsoil for landscaping.

*** Waterproofing delayed due to the need to install an auxiliary drain to ensure adequate drainage. Current estimate to complete waterproofing = late September & then landscaping = end of October.

In front, to start this week or next, expected to take about 3 weeks and finish by end of September. Work to proceed Mon. to Fri., 7 a.m. to 5 p.m. Contractors will be able to park in back now, since the garbage bins are now in the shed.

6. Visitors’ parking and tenants’ credits – tenants to have 3 24-hour parking passes per month, eventually. Each unit will have an assigned registration code, to enter when registering visitors’ vehicles on a portal. When the 3 passes are used, the tenant will have option to pay for the parking or let the visitor pay at the machine by the walk-in entrance from garage into building. Visitors will have 2 intercoms: one at top of entry ramp and another at each parking level by walk-in entrance from garage.

***Estimated time to complete software installation for intercoms, coordination with Target re access codes = 1st week of October.

7. Pest control – Shiplake working hard to resolve problem on 7th floor. Usually, with Orkin treatments, a roach or bedbug problem is cleared up in 2 to 3 weeks. The source unit of the pests is now vacant and being stripped and cleaned and sealed.
Outbreak on 3rd floor. Orkin visited promptly to fumigate completely. Shiplake does “block inspection” with pest treatment, checking surrounding units for the same problem.
Shiplake not aware of problems on other floors; must rely on tenants to report sightings and keep units clean.

8. Front desk/concierge – Use of white boards to show name of concierge on duty have not worked well so Shiplake moving to name tags. Will also remind concierges to use clock to show time of return after breaks.

9. Opening of pool, gyms, Media Room, Yoga Room – Shiplake following a phased approach, being very careful, following Public Health guidelines. Gym will open next week; Yoga Room is open now, both requiring sign-up and specific time slots for use. No outside people permitted yet. Fobs to be issued to all residents in the next couple of weeks. Shiplake will re-assess this system at the end of August.

*** Small gym should be available for use in the first week of September.

10. Masks – no way for Shiplake to enforce compliance or punish non-compliance. Can only post lots of notices to remind people to wear masks.

11. Elevator distancing – Shiplake can apply stickers to elevators floors – but the space is narrower than the recommended 6 feet anyway. Most people adhering to the 2 to 3 people per elevator.

12. Garage cleaning – Kurt will look into this, to clear layer of silt on SB level following recent heavy rains. Also, will look into door at S end of SB level, walk-in door by corridor with lockers, still unlocked as it can now be secured.

13. Homeless shelters in Midtown — Shiplake preparing a notice to all tenants reminding them of commonsense security measures – not allowing strangers to enter building behind them, etc. Increased security and vigilance of staff around complex.

*** Updated August 26 per new information.

 

Photo by Brittany Neale on Unsplash