This page is meant to keep owners informed of current and wait listed remodels, as well as try to answer some of the questions that arise when considering a remodel. We also hope to offer a simplified explanation of the remodeling process to take some of the burden off the owner when considering a remodel. When in doubt of the proper procedure to follow, the Front Desk staff is available to answer your questions.
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*Current as of October 26, 2020
- Remodeling Rules(re): The complete set of remodeling rules for you to reference which includes copies of all the forms below.
- Tradesman Information Sheet: A simplified copy of building rules and procedures that you can present to any contractors performing work for you in the building. It is important that any workers understand the rules before commencing work because you, the owner, may be held accountable for any damage or violations they create.
- Acknowledgment Form: This form shows that you acknowledge receipt of and understanding of the rules and that both you and your contractor agree to abide by them for your remodeling project. Keep in mind that remodeling rules are enforceable at all times and that as an owner you are required to follow them even when this form has not been signed.
- Remodeling Request Form: Please use this form as your initial request for consideration of remodeling approval. It is helpful to sit down with your contractor and fill it out together to ensure completeness.
- Plumbing Requirement Form: Assuming that your remodel will require plumbing work to be completed, this form will need to be submitted by you and a licensed plumber acknowledging plumbing requirements listing in the remodeling rules and releasing the Association from any liability.
- Balcony Remodel Requirement Form: Assuming that your remodel will request permission to enclose your balcony, this form will need to be submitted by you and your contractor releasing the Association from any liability. More information on balcony enclosure can be found in Appendix B of the Remodeling Rules. You are free to use the balcony measurements form below for your rendering.
- CAT 6 Wiring Requirement Form: All Full Remodels are required to replace any older generation (CAT 3, 4, or 5) telephone wiring with CAT 6 cables. This form shows acknowledgment of this requirement by you and your contractor.
- Notice of Completion Form: This form should be submitted when your remodel has been completed. It should be accompanied by the City of Coronado's Construction Permit with a final inspection sign-off. After submitting, your unit will have to be inspected one final time by Association staff before it can be officially completed and your deposit can be returned to you.
- Floor Plan Diagrams: These are basic renderings of the floor plans for each stack. You are free to use these to create a concept of your remodel to accompany your application.
- Balcony Measurements: These are basic renderings of the balconies around our building. When applying for a balcony enclosure you may use this form to accompany your application.
- Document Checklist: This form is a checklist of all documents that could be included in your application packet. You are free to use this to stay organized during your planning.
The process of remodeling may seem like a daunting task within La Princesa when compared to the process in a single family home or even in other shores buildings. We wish to assure you that the rules and procedures in place have not been created to hinder your remodel, but instead to ensure your home, the building, and the association are maintained for both you and your neighbors for years to come.
When considering a remodel, the following questions may come to mind.
Do I need Board Approval? The association is involved in any remodeling that will structurally modify your unit. This can include demolition, removal, relocation of walls; window replacement or balcony enclosure; or installation of hard surface flooring. You DO NOT need approval if you are considering non structural modifications such as changing wallpaper, painting, carpet installation or replacement, furniture replacement, appliance repair or replacement (Note the WSHP must be discussed with the building engineer to ensure correct specifications, see the WSHP section below for more information), individual bathroom or kitchen fixture replacement, individual window covering, or minor repairs.
What is the difference between a Full and Partial Remodel? A Partial Remodel will modify a single room or surface in the home. Examples include a kitchen or bathroom remodel, balcony enclosure, window push out, or hard surface flooring installation. A Full Remodel as the name implies is one that will modify the majority of the unit. If you are considering more than one of the above examples, then it is a full remodel.
What is the Arch Committee? The Board of Directors appoints at least 1 representative to be part of the Architectural Committee (ARC). This committee is responsible for reviewing and approving applications, as well as, enforcing the rules. If no committee is appointed then the whole board will take the responsibility. See Appendix A for a full description.
What should be included in my Application? When submitting an application you should submit the following items to the General Manager before your application can be approved by ARC. There is also a checklist in the documents section above for you to stay organized when preparing your application.
- Completed remodel request form and any applicable requirement forms listed below the application above.
- Signed Acknowledgment form
- Architectural plans, diagrams, material lists, and a construction schedule.
- City of Coronado Building Permit (this may be submitted at the pre remodeling conference if the city requires approval from the association before submittal of a building permit.)
- Contractor license (and plumber license if applicable)
- Contractor's General Liability, Workers Comp, automobile and property damage insurance endorsement pages.
- Fee and Deposit: A $1000 (Partial $500) deposit to cover any potential damages or cleaning in common areas which will be refunded if no repairs are necessary. A $1000 (Partial $250) Non-refundable fee for general wear on the building. If applicable there is a $1000 fee for balcony push out or per window wall push out. See Appendices B and C respectively for more information.
What happens after I submit my application? Within 15 days of turning in an application to the General Manager, you'll receive notice of a meeting with the ARC where you and your contractor must be present to go over the application to assure compliance to building requirements. The ARC will then submit their recommendation to the Board for consideration. The Board has 90 days from receipt of the application to provide you with a decision, which will be officially recorded in the corporation minutes.
When can I start remodeling? After your application has been approved by the Board of Directors and before any work can begin in a unit, a Pre-Remodeling Conference will occur in the General Manager’s office with the General Manager, building engineer, your contractor, and you to discuss responsibilities and make a physical walk-through of the building’s halls where remodeling shall take place for all parties to make note of the existing condition of the building. You, the owner, cannot delegate your responsibilities to your contractor and must be present for this conference.
What happens when the remodel is complete? After you are completely satisfied with the work done in your unit, you can fill out and submit the notice of completion to the General Manager. This form should be accompanied by the sign-off from the city inspector as well. A final inspection will take place by the manager and building engineer before final completion is granted. Soon after, assuming no damages occurred to the common areas, you will receive your remodeling deposit back.
My remodel is behind schedule and won't be finished within the 180-day limit. Unfortunately, there are unforeseen issues with most remodels. This can lead to your remodel falling behind schedule. If this happens you should submit a request for an extension from the board. They will review your remodel and determine if an extension should be granted. Be sure not to continue your remodel without approval. Any remodeling work that takes place without an approved extension will be halted immediately and be fined $150.00 per day worked past the formal completion date.
Items to be aware of
Sections of the Rules to reference.
- Section 5 lists the application and approval process in detail.
- Section 6 lists specific requirements and limitations. *A few stand out items are listed below.
- Appendix A describes the Arch Committee.
- Appendices B and C describe balcony enclosure and window push out.
- Appendix D describes hard surface flooring installation.
- Appendices E, F, and G describe window and sliding glass door replacement specifications.
Specific Requirements - This is not a complete list. Owners should familiarize themselves with the full list in the Remodeling Rules.
- Only licensed contractors and plumbers are allowed to work in the building.
- A remodel must be completed within 180 days of the pre-remodeling conference.
- Work hours are between 8:00a to 4:00p weekdays. No work is allowed on weekends or holidays.
- No remodeling work is allowed during the summer months between Memorial Day and Labor Day.
- Added bedrooms, kitchens, and bathrooms are not allowed!!
- No coring into the cement slab below your unit.
- No redirecting of vertical water supply or waste lines.
- Contractors cannot dump debris in building dumpsters.
- Smoke detectors and sprinklers cannot be disturbed. See the fine schedule below for related fines.
- Hallways must be protected from wear daily. See the tradesman information sheet for details.
- All units must be remodeled to conform to current standards. Previously approved remodels that would no longer be accepted by the current standards must be corrected.
- No hot tar is permitted for use as a shower pan. Only a solid pan may be installed.
- SDG&E provides 110 and 208 volts, not 120 or 240. Please consider this when replacing appliances. Modern appliances my not perform as expected with less voltage than the appliance may specify.
- There are no gas lines to the units. Only electric appliances can be installed.
Standard remodeling times (from formal start date): These are standard timeframes you should have in mind when overseeing the progress of your remodel.
- Demolition of flooring or windows: 2 days.
- Demolition for minor (Partial) remodel: 2 days.
- Demolition for major (Full) remodel: 5 days.
- Flooring installation: 7 days.
- Windows installation: 5 days.
- Minor (Partial) remodel: 1 to 3 months.
- Major (Full) remodel: 4 to 6 months. Remodeling time depends on complexity of design and unit square footage.
Standing Fines: Owners will be fined for Rules and Regulations for Remodeling violations for each event/incident. Fines are not limited to those stated below.
- Daily package storage: $100.00 a day (section VI.30).
- Water Shut-down (first two free): $25.00 per shutdown (section VI.28).
- Common Area cleaning: $50.00 per hour (minimum one hour).
- Usage of non-contractor(s) Elevator (Elevator #2): $50.00 (section VI.8).
- Violation of the rules regarding loading and unloading elevators: $50.00
- Garage parking in violation: $100.00
- Use of grocery or luggage carts for moving construction materials: $50.00 (section VI.22).
- Working before or after hours: $100.00 (section VI.4).
- Failure to return unit key by 4:30 p.m.: $50.00
- Loss of key: $50.00 plus all related costs
- Disposal of contractor(s) materials in Association dumpsters: $500 (section VI.20).
- Dumping debris in drains or toilets: $1,000 (section VI.21).
- Tampering with or failure to protect smoke detectors: $200.00 plus the cost to replace damaged smoke detectors (section VI.23).
- Failure to protect, or disturbing, sprinkler heads: $500 per head plus all related costs (section VI.24).
- Remodeling beyond approved completion date: $150 per day (section V.13).
- Contractors not signing in through Front Desk, disobeying the Front Desk staff instructions, or verbally abusing staff: $50 per first occurrence with $100 thereafter.
* Owner agrees to have these charges or fines added to their account, once they have been notified in writing. The Owner may request a hearing to have these charges or fines reconsidered by the Board of Directors.
Water Source Heat Pump (WSHP)
In late 2018 the board of directors approved the replacement of all valves supplying water to the heat pumps in each unit. These valves have been selected individually for each unit to limit water flow in gallons per minute to that originally specified when La Princesa was constructed. This was done for a few reasons. 1) In 2017 a large leak originated on the terrace level that caused tens of thousands of dollars in damage. This showed that some owners were not actively maintaining their fixtures and posed potential hazards to their neighbors. 2) Previously, flow rate was not regulated by the association and some owners installed heat pumps that were oversized for their units. This causes a leeching affect that adversely affects the efficiency of their neighbor's units. 3) Working valves allow any HVAC technicians to isolate the heat pump rather than require a shut off of the entire stack. 4) Lastly, this project was done in conjunction with the replacement of the roof cooling tower and allowed a purge of all cooling lines in the building. This helped remove particulates that could potentially enter owner heat pumps and damage them.
Currently, any replacement of valves or heat pumps must be approved by the association and must fall within the specifications listed by Dan Daderian, the hired contractor who oversaw the valve replacement project. Please use this document: WSHP Selection (Updated) before purchasing any heat pump.
Keep the following in mind:
- Not all heat pumps are equal. Your water flow rate will not be increased so be sure to select a heat pump that can operate under the flow rate assigned. If a heat pump does not have adequate flow it will shut itself off automatically.
- External booster pumps are not allowed. This will adversely affect your neighbors.
- Original unit specifications did not include ductwork. Instead, forced air was released into the plenum, or empty space, between your ceiling and the concrete floor above it. This means that forced-air will disperse and be lost in the open area. The solution is not to install a larger heat pump which will only cost you more in electric bills. Instead, consider installing properly insulated ductwork to direct forced air to specific rooms and bring greater efficiency to your heat pump and save money in the long run.
- Unfortunately, this building was not designed to have all heat pumps operate at one time. At best the flow rate could adequately supply 60% of all pumps. The new system which includes new valves, a new cooling tower, and new boilers should push that number to about 80%.