GC Hallway November 2009

Gallery Court: Hallway renovation project, 2009
Hallway Renovation Project
Presentation to owners
Thursday, November 19, 2009

To start,
let’s briefly review the main steps of the
decisional process
or
how did we get to where we are today?

Atelier 292
May 2007
Atelier 292
July 2008
Revised budget
Revised design: guiding principles
• A simple and modern design

– durable
– in line with the style of the building
Source: JMPB Enterprises, New York

Main elements in the hallways (May 2009)

Wallpaper Wood door
Molding
Metal door, unit 15 Murray, 4th floor
Metal door, service

Carpet
Hallway renovations costs – May 2009

Item Estimated cost
Carpet $25,000
Wallpaper, moldings, ceilings, $70,000
doors
Light fixtures $12,000
Extension of marble in lobbies $5,000
Total $112,000
Contingency 15% $16,800
Total including contingency $128,800
Important note: all costs are based on estimates made by potential contractors, retailers and
suppliers. All cost estimates are for complete installation of the material (for instance, the
carpet cost estimate includes removal of old carpet, materials, and complete installation). All
cost estimates are inclusive of taxes and shipping costs. Contingency includes: possible
contracting and supervision costs, possible unforeseen costs all of which will be documented
to owners.
• About 10-15 owners indicated that they liked the

proposal but would like to consider lighter carpet shades
Carpet options, November 2009

Two wall/ceiling options, November 2009

Ceiling: Ceiling:
• smooth ceiling, primed and • popcorn texture remains;
painted white repainted white
Walls: Walls:
• smoothed (potentially a • smoothed (potentially a
combination of removing and skim combination of removing and skim
coating as per engineering firm), coating as per engineering firm),
primed and painted primed and wall papered—same
• Specification of paint: one coat of level of preparation required as for
primer, two coats of paints painting
• Specification of paint: one coat of
primer before applying wallpaper
Smooth ceilings Popcorn ceilings

Advantages Advantages
• Allows repairs of damaged seams • No potential for dust from ceiling smoothing—
• Easier repairs if damaged ( e.g., leaks, please note that some dust might result from
moves) smoothing walls in any case
• Does not collect dust
• “Opens up” space--certainly a plus for our
narrow hallways
• Clean contemporary look
• Reflect light, increase light efficiency
Disadvantages Disadvantages
• Some potential for additional dust during • Does not allow repairs of
smoothing process—contractors advise - damaged seams
though that it can be kept minimal - further damages ( e.g., leaks, moves); it is
impossible to match original texture
• Painting of popcorn texture sometimes looks
uneven despite best efforts
• Collects dust
• Should residents decide at a later date to
smooth ceiling, it is a very difficult task once
painted
• Looks dated
• Does not reflect light, reduced luminosity
Painted walls Wall papered walls

Advantage: Advantage:
• Can be easily repaired in case of damage • May give a richer look
• Minimize cost of future redecoration as no • More resistant to minor scratching and
wall paper would have to be removed prior to abrasions
any wall treatment
• Leaves residents with the option to paper at a
later date if so desired
• No requirement to make upfront investment
to purchase additional to deal with future
repairs; no storage issues
• No delay in starting work
Disadvantage: Disadvantages
• Minor imperfections may be more visible than • Cannot be easily repaired, entire layer has to
wall paper be removed and be reapplied
• Moderate scratching and abrasions are more • Upfront investment to purchase additional
visible than on wallpaper wallpaper to deal with future repairs; also
requires safe storage of additional rolls
• Four/five weeks delays in starting the work
Logistic and implementation

• The renovation will be conducted a few floors at the time
to minimize the inconveniences for the residents
• The only operation that will require owners’ presence is

the varnishing of the units’ doors and frames. This will
require each door to remain open for approximately 30-
40 minutes
• The schedule of this part of the work will be

communicated to owners in advance, after a work-plan is
established with the contractors
Hallway renovations costs – Update November 2009

Item Estimated cost
Carpet $30-40,000
1) wallpaper, moldings, painting $80,000
ceilings, doors, or
2) wall paint, smooth and paint
ceiling, moldings, doors
Light fixtures $10,000
Total $120-130,000
Contingency 10% $13,000
Total including contingency $140-150,000
Important note: all costs are based on estimates made by potential contractors, retailers and
suppliers. All cost estimates are for complete installation of the material (for instance, the
carpet cost estimate includes removal of old carpet, materials, and complete installation). All
cost estimates are inclusive of taxes and shipping costs. Contingency includes: possible
contracting and supervision costs, possible unforeseen costs all of which will be documented
to owners.
How to vote for the proposal

• If you have already voted and do not want to
change your vote, that is all!
• Paper copy Survey form

– indicate unit number/name and initial
• E-mail survey
• Submit vote by November 30th

Thank you for your attention

GC Hallway November 2009

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Gallery Court: Hallway renovation project, 2009

Hallway Renovation Project

Thursday, November 19, 2009

how did we get to where we are today?

Revised design: guiding principles

• A simple and modern design

Source: JMPB Enterprises, New York

Main elements in the hallways (May 2009)

Metal door, unit 15 Murray, 4th floor

Metal door, service

Hallway renovations costs – May 2009

• About 10-15 owners indicated that they liked the

Carpet options, November 2009

Two wall/ceiling options, November 2009

Smooth ceilings Popcorn ceilings

Painted walls Wall papered walls

Logistic and implementation

• The only operation that will require owners’ presence is

• The schedule of this part of the work will be

Hallway renovations costs – Update November 2009

How to vote for the proposal

• Paper copy Survey form

• Submit vote by November 30th

Thank you for your attention

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