Wednesday, December 7, 2011
Owner Folder Update
Owners, I hope you are using the "Owners Only" file to keep up with the progress of the renovation. Here is the link to access the folder: ftp://corporateftp.bxgcorp.com/. Please email Zandrea directly to receive your user name and password: Zandrea.Pfeiffer@bluegreencorp.com. We are updating the folder often with field reports from our architects and pictures of the progress.
Thursday, September 29, 2011
Everybody here has a story...
La Pen Owners,
Check out the Owners Only folder for the latest addition! We have added the Interior Design Presentation to give you a taste of what you can expect when you return to your beautiful resort! You will see that through the design process we have highlighted that everyone and everything in New Orleans has a story to tell. We have done this primarily by emphasizing the work of local artists and craftsman who have focused on using reclaimed and local materials. Go ahead and take a peak…we look forward to welcoming you to the new backdrop of the La Pension story!
Check out the Owners Only folder for the latest addition! We have added the Interior Design Presentation to give you a taste of what you can expect when you return to your beautiful resort! You will see that through the design process we have highlighted that everyone and everything in New Orleans has a story to tell. We have done this primarily by emphasizing the work of local artists and craftsman who have focused on using reclaimed and local materials. Go ahead and take a peak…we look forward to welcoming you to the new backdrop of the La Pension story!
Monday, August 15, 2011
Field Reports
La Pension Owners,
Please check out the Renovation section of the Owners' folder. We will be posting the architect's Field Reports to this section on a regular basis. We will make an effort to post each report within 1 or 2 days after they become available. There are currently four Field Reports in the folder. We will not be posting to the blog each time a Field Report is uploaded.
Please check out the Renovation section of the Owners' folder. We will be posting the architect's Field Reports to this section on a regular basis. We will make an effort to post each report within 1 or 2 days after they become available. There are currently four Field Reports in the folder. We will not be posting to the blog each time a Field Report is uploaded.
Monday, July 18, 2011
Renovation Section Added to Owners Only Folder
Extra! Extra! Read all about it! A Renovation Section has been added to the Owners Only Folder. You will find the application for Building Permit to the City of New Orleans, copies of the approved Demolition Permit as well as the approved Building Permit. In addition, we intend to post the Field Reports from our Architects as they are completed. You will see that these field reports contain a brief description of progress as well as many photographs of what is going on at your resort.
Wednesday, June 29, 2011
2010 Independent Audit now available!
The 2010 Independent Audit is now available on the Owners Only Folder. If you still need access to the Owners Only folder, please follow the instructions below.
Thursday, May 26, 2011
We've Moved!
That’s right, over the last several weeks our team has moved: well…just about everything! Our remaining staff hunkered down after March 11th as we prepared for the General Contractors to mobilize on site. Our small team cleared all of the units of their belongings, packed items away for safe keeping, transported remaining items to offsite storage, performed demolition of 38 kitchens and 34 bathrooms, removed and cleaned planters from balconies, consolidated and moved all maintenance and housekeeping back of house items, removed ice machine from 4th floor sundeck and the washers and dryers from the 3rd floor laundry room. Over the last 2 weeks, our focus has been on moving the front desk and managers’ offices out of the 115 building and into the 125 building. I am happy to report that today our connections to the outside world are up and running! You can find us all in the front room of the 125 building and the remaining “stuff” has filled the other rooms on this floor. The Contractors are focusing on abatement and plan to have floors 4-7 complete by the end of the week. More to come…
Monday, April 11, 2011
New Folder Available for Owner Access!
We have created an electronic folder which is available for owner access at any time! This folder will house documents for the La Pension Owners' Association, INC. Documents such as the Association's financials and the Condominium Declaration may found here as well as others. In order to access the folder, please email mailto:Joshua.Harris@bluegreencorp.com for your user name and password. Once you receive your username and password, you may view the folder by visiting this link ftp://corporateftp.bxgcorp.com/. After you have clicked on the link, choose the Club Lapen Renovations Folder.
If for some reason you have trouble accessing the documents, please contact Joshua Harris for assistance.
If for some reason you have trouble accessing the documents, please contact Joshua Harris for assistance.
Monday, March 21, 2011
Mardi Gras 2011
Just before starting our restoration project, the La Pension team, Owners and Guests celebrated a fantastic Carnival Season. This was the biggest and most successful Mardi Gras for the city of New Orleans since Katrina. Check out some of the entertainment that filled our walls those last few weeks. Fun was had by all!
Thursday, March 3, 2011
Update on Payment Plans
Hello La Pension Owners! This is a reminder that payment plans are available for the Emergency Special Assessment. In order to set up a payment plan, you will need to call Financial Services initially at (877) 688-9889. Once you set up your plan with the agent on the phone, you can make future payments with the method of your choice (online, etc).
If you have any questions outside of the payment plan, please call the resort directly: (504) 207-7400
If you have any questions outside of the payment plan, please call the resort directly: (504) 207-7400
Friday, January 7, 2011
Current State and Needed Work
Many of you have asked for more details on the emergency work that must be performed at La Pension. Please see the explanation below for more details on specific issues.
LaPension - Current State
Over the past two years, all buildings have exhibited some of all of the symptoms of structure deterioration or failure, envelope failures and water intrusion, sanitary sewer pipe failures, lack of adequate outside air in the building, water heater failures, chilled water pipe insulation failures, and other characteristics of an aged building. Additionally, the water intrusions, lack of adequate outside air and failed pipe insulation has resulted in deteriorated walls and ceilings, and poor indoor air quality in many areas of the resort.
At buildings 1-4, the condition of the exterior walls permits water intrusion. The stucco should be painted with an acrylic elastomeric coating system and all joints cleaned and resealed: the face brick should be cleaned and tuckpointed and all joints cleaned and resealed. The wood siding at the gable ends and dormers should be replaced, painted and new sealants applied.
Although buildings 5-7 were recently painted, no work was performed on the curtainwall system, and moisture intrusion appears to exist. During the period of the exterior work, a replacement of sealants and portions of gaskets/seals is required. Similarly, virtually every window leaks or allows intrusion of humid air: repair or replacement of all wood trim and windows is necessary.
Currently the existing buildings have a variety of roofing types, most of which have failed and require replacement. The roofing work must occur in conjunction with the roof structure repairs and HVAC replacements.
At building 1, 3rd and 4th floors in the alley side units and internal corridors, there are subfloor and structural issues resulting from water intrusion: repair and replacement is required. Building 2, third floor, has roof sheathing and structural issues resulting from the loads imposed on the existing structure and deterioration from water intrusion: repair and replacement is required. Building 4, 4th floor deck area, has subfloor and structural issues resulting from the loads of the filled spa and deterioration from water intrusion: similarly, the wood deck is deteriorated and must be replaced.
In the buildings of phases 1 and 2, the odor of sewer gas is evident on occasion: previous investigations have identified cracked sanitary sewer piping. Much of the horizontal cast iron waste piping in buildings 1-4 is believed to be defective and portions in buildings 1-3 have been replaced. The remainder of the horizontal piping in buildings 1-3 and all of that in building 4 must be replaced: it is expected that 50% of the risers must be replaced (within the building line).
The hot water heaters, in general, require replacement or expansion for several phases. The hot water heaters in buildings 4 and 5 that were replaced in the late ‘70’s or early ‘80’s are currently leaking and should be replaced. Only 1 heater was installed for phase 5 and it is not adequate to serve the phase: an additional heater is required, which should be manifolded with the existing.
The piping and insulation for building 7 precludes routine maintenance of the AHU’s and the insulation has been crushed in many instances, causing condensation: the condensation has, in turn, damaged drywall and finishes. The piping in the AHU closets should be replaced and all insulation should be replaced. The pipe insulation for all other buildings has deteriorated and is causing significant condensation, aggravated by the extent of humid air in the building. The condensation has damaged appliances, drywall and finishes. Virtually all pipe insulation must be replaced.
Buildings 1-5 are served by direct expansion or split systems, with condensers located on roof tops and air handler located in the units. While some of the existing condensers and air handlers are performing adequately, the equipment is generally beyond its useful life and was produced by many different manufacturers (making efficient maintenance difficult).
Currently, there is no outside or make-air provided to the corridors or public areas. Make-up air is required by current building codes and its absence causes negative air pressure in the building, contributing to water infiltration through the exterior walls and high humidity. Given building space limitations, new roof top mounted air handling unit should be provided at each phase (or combination of phases where possible). Make-up will be ducted from the AHU, through a new fire rated vertical duct shaft, with discharge at each corridor.
If these building repairs are not implemented within the next 12 months, the interiors will continue to deteriorate and the indoor air quality will continue to worsen. As a result, it is expected many of the units will be uninhabitable and the cost of repairs, when implemented, will be much higher.
LaPension - Current State
Over the past two years, all buildings have exhibited some of all of the symptoms of structure deterioration or failure, envelope failures and water intrusion, sanitary sewer pipe failures, lack of adequate outside air in the building, water heater failures, chilled water pipe insulation failures, and other characteristics of an aged building. Additionally, the water intrusions, lack of adequate outside air and failed pipe insulation has resulted in deteriorated walls and ceilings, and poor indoor air quality in many areas of the resort.
At buildings 1-4, the condition of the exterior walls permits water intrusion. The stucco should be painted with an acrylic elastomeric coating system and all joints cleaned and resealed: the face brick should be cleaned and tuckpointed and all joints cleaned and resealed. The wood siding at the gable ends and dormers should be replaced, painted and new sealants applied.
Although buildings 5-7 were recently painted, no work was performed on the curtainwall system, and moisture intrusion appears to exist. During the period of the exterior work, a replacement of sealants and portions of gaskets/seals is required. Similarly, virtually every window leaks or allows intrusion of humid air: repair or replacement of all wood trim and windows is necessary.
Currently the existing buildings have a variety of roofing types, most of which have failed and require replacement. The roofing work must occur in conjunction with the roof structure repairs and HVAC replacements.
At building 1, 3rd and 4th floors in the alley side units and internal corridors, there are subfloor and structural issues resulting from water intrusion: repair and replacement is required. Building 2, third floor, has roof sheathing and structural issues resulting from the loads imposed on the existing structure and deterioration from water intrusion: repair and replacement is required. Building 4, 4th floor deck area, has subfloor and structural issues resulting from the loads of the filled spa and deterioration from water intrusion: similarly, the wood deck is deteriorated and must be replaced.
In the buildings of phases 1 and 2, the odor of sewer gas is evident on occasion: previous investigations have identified cracked sanitary sewer piping. Much of the horizontal cast iron waste piping in buildings 1-4 is believed to be defective and portions in buildings 1-3 have been replaced. The remainder of the horizontal piping in buildings 1-3 and all of that in building 4 must be replaced: it is expected that 50% of the risers must be replaced (within the building line).
The hot water heaters, in general, require replacement or expansion for several phases. The hot water heaters in buildings 4 and 5 that were replaced in the late ‘70’s or early ‘80’s are currently leaking and should be replaced. Only 1 heater was installed for phase 5 and it is not adequate to serve the phase: an additional heater is required, which should be manifolded with the existing.
The piping and insulation for building 7 precludes routine maintenance of the AHU’s and the insulation has been crushed in many instances, causing condensation: the condensation has, in turn, damaged drywall and finishes. The piping in the AHU closets should be replaced and all insulation should be replaced. The pipe insulation for all other buildings has deteriorated and is causing significant condensation, aggravated by the extent of humid air in the building. The condensation has damaged appliances, drywall and finishes. Virtually all pipe insulation must be replaced.
Buildings 1-5 are served by direct expansion or split systems, with condensers located on roof tops and air handler located in the units. While some of the existing condensers and air handlers are performing adequately, the equipment is generally beyond its useful life and was produced by many different manufacturers (making efficient maintenance difficult).
Currently, there is no outside or make-air provided to the corridors or public areas. Make-up air is required by current building codes and its absence causes negative air pressure in the building, contributing to water infiltration through the exterior walls and high humidity. Given building space limitations, new roof top mounted air handling unit should be provided at each phase (or combination of phases where possible). Make-up will be ducted from the AHU, through a new fire rated vertical duct shaft, with discharge at each corridor.
If these building repairs are not implemented within the next 12 months, the interiors will continue to deteriorate and the indoor air quality will continue to worsen. As a result, it is expected many of the units will be uninhabitable and the cost of repairs, when implemented, will be much higher.
Sunday, January 2, 2011
Update Letter
The letter below was mailed to all Club La Pension owners on Monday, December 27th.
IMPORTANT UPDATE TO THE CURRENT STATE OF CLUB LA PENSION
Dear Club La Pension Owner:
In October of this year you received a letter about the major concerns your Board of Directors is addressing regarding the emergency conditions at Club La Pension. If you did not receive a copy of that letter or have misplaced it, it is available for viewing on line at bluegreenclublapension.blogspot.com. In that letter it was stated that the building is manifesting symptoms of structural deterioration and failure, exterior envelope failures resulting in water intrusion, sanitary pipe failures, lack of adequate outside air in the building, water heater failures, chilled water pipe insulation failures and other characteristics of aged buildings. The resulting water intrusions and lack of adequate outside air and failed pipe insulation has created deterioration of the walls and ceilings and poor indoor air quality in many areas of the resort. The Board hired a local architect/engineer to perform a complete building assessment and recommendation for repair. That assessment and determination of cost has been completed.
After months of planning, expert investigation and careful consideration, the Board of Directors has unanimously voted to proceed with the urgent and necessary repairs and restoration of Club La Pension. Delaying or ignoring action at this time is not an option and will only result in further deterioration and escalating costs, as well as continued worsening of the indoor air quality making more and more units uninhabitable. As this project is well beyond the threshold of our current and routine reserves funding scope the Board has had to make the difficult and unavoidable decision to levy a special assessment to the owners of Club La Pension in the amount $1,584.00 per unit week. The assessment will be billed January 15, 2011. We certainly realize this may present difficulties for some of you and with that in mind, we have also established two choices of a payment plan: Option 1) one payment of $1,584.00 due March 1, 2011 or Option 2) you may make three equal payments of $528.00 to be paid March 1, 2011, August 1, 2011 and December 1, 2011. The assessment is part of a master project plan that will also include unit interior design enhancements and improvements. This is a huge undertaking to protect the future of your resort and it cannot be done without your help and cooperation. We will keep you informed on the resort blog, bluegreenclublapension.blogspot.com, throughout the restoration so you can see all that is being done to bring Club La Pension back to life so you may continue to have many, many years of future vacation memories.
Additionally, due to the extensive repairs required to restore the resort and the unavoidable interruptions in water and electrical utility service, fire service, elevator service and the air quality issues, Club La Pension will be rendered uninhabitable. Therefore, your Board of Directors has also been forced to make the difficult decision to shut down the Resort completely on March 12, 2011 with a tentative reopening date of mid February 2012 or sooner if at all possible (alternative vacation use options are discussed later in this letter). When the resort reopens, Club La Pension will not only be safe, with sound structural integrity, it will have been restored to the timeshare jewel in all of New Orleans!
Important answers to your questions:
1. When will the resort be closed? Club La Pension will close for 11 months beginning Saturday, March 12, 2011 and will reopen by mid February, 2012. The Board must close the resort due to life safety issues during the building restoration. This will also save considerable time and money in the cost of the overall project.
2. If the repairs are an emergency, why are you waiting so long to close the resort? It takes a great deal of time to mobilize a project of this magnitude. When the resort closes, work will begin immediately. Until then, those units that can be used will be open.
3. How will I know if I can use my unit? If your week falls within the closure period, you will not be able to use your week at Club La Pension. If you have any questions about whether your week is available, please contact the resort for assistance.
4. Then what happens to my vacation week while the resort is closed? All units will be unusable during the time the resort is closed just as units may be unusable for other emergencies such as hurricanes, floods or fires or any other condition that would make the resort unsafe for occupancy. The Board is very sensitive to each and every owner who is affected by the closing. There are no easy or quick resolutions but the Board has worked very hard and every effort has been made to find some alternative vacation ideas and opportunities for you.
Option 1 – RCI has agreed to still allow those of you who are members of RCI to exchange your unit/week as you normally would and at the current exchange rate. If you choose this option please call directly into RCI at 800-338-7777 to book your exchange. If you are a float owner, you do not need to reserve a week first but will use your deeded week for exchange purposes. If you are not currently a member RCI but would like to take advantage of all of their vacation destinations and become a member, please call the same number and they will be ready to assist you.
Option 2 – Bluegreen is offering an exchange into another Bluegreen resort at a weekly rate of $175. This offer is available for any current Club La Pension owner. Certain restrictions do apply. Please see the Bluegreen flyer enclosed with this mailing for details or call 888-541-8715 for more information and be sure to ask for the LPEN rate code.
5. What if I can’t pay the assessment as outlined above? The Board has established the assessment as allowed per the condominium documents and it is due payable by March 1, 2011. You may choose the payment plan option of three equal payments as previously described. If you have further questions regarding a payment plan, please call 877-688-9889.
6. Since I can’t use my week, do I still have to pay my maintenance fees? As in any emergency closing, all owners are still responsible to pay their maintenance fees. There will still be costs involved in taking care of the resort that must be paid whether the resort is open or closed – items such as insurance, property taxes, electricity, water, etc. However, the money that is saved from closing the resort will be used to offset some of the expense of the assessment. Over $800,000 in 2011 maintenance fees will go directly to the special assessment fund. If the maintenance fees were lowered because of the closing, the assessment would just be $800,000 more.
7. How will I be kept updated and know what is going on? The resort blog will be the primary means of communication to the owners throughout preconstruction and restoration. If you have not already visited our blog, please do so and become a “Follower”: bluegreenclublapension.blogspot.com. The blog will be updated often and will include progress reports, responses to frequently asked questions, and before and after pictures of damage and repair. If you have any specific questions regarding the blog, please contact the resort directly for assistance.
Decisions like these are the most difficult for any owners association Board. The Board of Directors is entrusted with the fiduciary responsibility to protect, enhance and preserve the property of the La Pension Owners Association. Unfortunately, there are no alternatives to making these repairs. The buildings that make up the resort have serious issues that must be corrected to keep it open and safe for you and your family and friends. You won’t be disappointed when Club La Pension reopens. You will have a restored, historic, and beautiful resort – inside and out that will offer many, many years of great vacations and instantly improve your trading power with your exchange company. More information will be forthcoming. Please follow the Club La Pension blog for continual updates. Thank you in advance for your continued support of your resort and your patience during this time.
Respectfully,
La Pension Owners’ Association Board of Directors
IMPORTANT UPDATE TO THE CURRENT STATE OF CLUB LA PENSION
Dear Club La Pension Owner:
In October of this year you received a letter about the major concerns your Board of Directors is addressing regarding the emergency conditions at Club La Pension. If you did not receive a copy of that letter or have misplaced it, it is available for viewing on line at bluegreenclublapension.blogspot.com. In that letter it was stated that the building is manifesting symptoms of structural deterioration and failure, exterior envelope failures resulting in water intrusion, sanitary pipe failures, lack of adequate outside air in the building, water heater failures, chilled water pipe insulation failures and other characteristics of aged buildings. The resulting water intrusions and lack of adequate outside air and failed pipe insulation has created deterioration of the walls and ceilings and poor indoor air quality in many areas of the resort. The Board hired a local architect/engineer to perform a complete building assessment and recommendation for repair. That assessment and determination of cost has been completed.
After months of planning, expert investigation and careful consideration, the Board of Directors has unanimously voted to proceed with the urgent and necessary repairs and restoration of Club La Pension. Delaying or ignoring action at this time is not an option and will only result in further deterioration and escalating costs, as well as continued worsening of the indoor air quality making more and more units uninhabitable. As this project is well beyond the threshold of our current and routine reserves funding scope the Board has had to make the difficult and unavoidable decision to levy a special assessment to the owners of Club La Pension in the amount $1,584.00 per unit week. The assessment will be billed January 15, 2011. We certainly realize this may present difficulties for some of you and with that in mind, we have also established two choices of a payment plan: Option 1) one payment of $1,584.00 due March 1, 2011 or Option 2) you may make three equal payments of $528.00 to be paid March 1, 2011, August 1, 2011 and December 1, 2011. The assessment is part of a master project plan that will also include unit interior design enhancements and improvements. This is a huge undertaking to protect the future of your resort and it cannot be done without your help and cooperation. We will keep you informed on the resort blog, bluegreenclublapension.blogspot.com, throughout the restoration so you can see all that is being done to bring Club La Pension back to life so you may continue to have many, many years of future vacation memories.
Additionally, due to the extensive repairs required to restore the resort and the unavoidable interruptions in water and electrical utility service, fire service, elevator service and the air quality issues, Club La Pension will be rendered uninhabitable. Therefore, your Board of Directors has also been forced to make the difficult decision to shut down the Resort completely on March 12, 2011 with a tentative reopening date of mid February 2012 or sooner if at all possible (alternative vacation use options are discussed later in this letter). When the resort reopens, Club La Pension will not only be safe, with sound structural integrity, it will have been restored to the timeshare jewel in all of New Orleans!
Important answers to your questions:
1. When will the resort be closed? Club La Pension will close for 11 months beginning Saturday, March 12, 2011 and will reopen by mid February, 2012. The Board must close the resort due to life safety issues during the building restoration. This will also save considerable time and money in the cost of the overall project.
2. If the repairs are an emergency, why are you waiting so long to close the resort? It takes a great deal of time to mobilize a project of this magnitude. When the resort closes, work will begin immediately. Until then, those units that can be used will be open.
3. How will I know if I can use my unit? If your week falls within the closure period, you will not be able to use your week at Club La Pension. If you have any questions about whether your week is available, please contact the resort for assistance.
4. Then what happens to my vacation week while the resort is closed? All units will be unusable during the time the resort is closed just as units may be unusable for other emergencies such as hurricanes, floods or fires or any other condition that would make the resort unsafe for occupancy. The Board is very sensitive to each and every owner who is affected by the closing. There are no easy or quick resolutions but the Board has worked very hard and every effort has been made to find some alternative vacation ideas and opportunities for you.
Option 1 – RCI has agreed to still allow those of you who are members of RCI to exchange your unit/week as you normally would and at the current exchange rate. If you choose this option please call directly into RCI at 800-338-7777 to book your exchange. If you are a float owner, you do not need to reserve a week first but will use your deeded week for exchange purposes. If you are not currently a member RCI but would like to take advantage of all of their vacation destinations and become a member, please call the same number and they will be ready to assist you.
Option 2 – Bluegreen is offering an exchange into another Bluegreen resort at a weekly rate of $175. This offer is available for any current Club La Pension owner. Certain restrictions do apply. Please see the Bluegreen flyer enclosed with this mailing for details or call 888-541-8715 for more information and be sure to ask for the LPEN rate code.
5. What if I can’t pay the assessment as outlined above? The Board has established the assessment as allowed per the condominium documents and it is due payable by March 1, 2011. You may choose the payment plan option of three equal payments as previously described. If you have further questions regarding a payment plan, please call 877-688-9889.
6. Since I can’t use my week, do I still have to pay my maintenance fees? As in any emergency closing, all owners are still responsible to pay their maintenance fees. There will still be costs involved in taking care of the resort that must be paid whether the resort is open or closed – items such as insurance, property taxes, electricity, water, etc. However, the money that is saved from closing the resort will be used to offset some of the expense of the assessment. Over $800,000 in 2011 maintenance fees will go directly to the special assessment fund. If the maintenance fees were lowered because of the closing, the assessment would just be $800,000 more.
7. How will I be kept updated and know what is going on? The resort blog will be the primary means of communication to the owners throughout preconstruction and restoration. If you have not already visited our blog, please do so and become a “Follower”: bluegreenclublapension.blogspot.com. The blog will be updated often and will include progress reports, responses to frequently asked questions, and before and after pictures of damage and repair. If you have any specific questions regarding the blog, please contact the resort directly for assistance.
Decisions like these are the most difficult for any owners association Board. The Board of Directors is entrusted with the fiduciary responsibility to protect, enhance and preserve the property of the La Pension Owners Association. Unfortunately, there are no alternatives to making these repairs. The buildings that make up the resort have serious issues that must be corrected to keep it open and safe for you and your family and friends. You won’t be disappointed when Club La Pension reopens. You will have a restored, historic, and beautiful resort – inside and out that will offer many, many years of great vacations and instantly improve your trading power with your exchange company. More information will be forthcoming. Please follow the Club La Pension blog for continual updates. Thank you in advance for your continued support of your resort and your patience during this time.
Respectfully,
La Pension Owners’ Association Board of Directors
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