Cameo Community Association - Wall & Entrance Project

Cameo Community || Email: Info@Cameohoa.org

Villageway Management || Gavin Kuehn, Property Manager || Email: GavinK@villageway.com

2 Venture, Suite 500 Irvine, CA 92618 || PO Box 4708, Irvine, CA 92616
Phone: 949.450.1515 || Fax: 949.585.0146 || 24-Hr Emergency Phone: 949.450.1515

No information may be duplicated without permission from Cameo Community Association

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CAMEO FRONTAGE PROJECT

Project Drawings Below

Available in two formats

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Entrance Elevation (pdf or jpeg)
Highlands Entrance (pdf or jpeg)
Shores Entrance (pdf or jpeg)

Photos of Work In Progress

March 2007

Additional Graphics & Presentations

Adobe pdf format only

If you have questions or comments about this project, please click here to email the Board.

March 2007

Narrative

So far, our construction and landscaping project is on budget, on-time and meets or exceeds our expectations. The original contract, plus a contingency reserve, was just under $1.5 million and we will be on budget. Every week members of the Board meet on-site with the prime contractor, Philco Construction, the architect, MJS Design, our construction manager, Tony Vaccaro, of NRES and the landscape sub-contractor, John Duley of Landscapes. In addition, other sub-contractors such as masonry, electrical, paving, etc, have shown up as required. As minor problems have surfaced, they have been resolved on the spot.

In the latter stages of the project, as expenses became established, the Board has elected to use part of the contingency reserve to add some features that were not in the original contract such as re-finishing the retaining wall along the sidewalk of the Highlands side and adding some landscaping to the upper sides of the Highlands entrance.

The landscaping sub-contractor, Landscapes, was also selected by the Board as our new landscaping contractor last year and will be taking care of the new irrigation systems and landscaping in the coming year. We expect that they will be doing an excellent job in these final stages of construction. We have asked the landscaper to start with the entrances and then work along PCH.

Philco Construction was completing the renovation of the entrance at Bay Shores when the company bid on our contract. Their performance has been absolutely outstanding for Cameo and is consistent with the favorable comments they received for their work at Bay Shores.

Newport Real Estate Services (NRES) has also done an excellent job handling the day-to-day problems, verifying invoices, scheduling inspections and obtaining permits. Without these professional construction management services, Cameo would have been overwhelmed by the paperwork.

The following items will be completed shortly:

Large pots will be installed on the entrance medians and at selected locations along the sides of the entrances
Large hand-carved stone scrolls will be placed on the medians
New bronze letters for the entrance signs will be installed
Upgraded landscaping will be installed on the two corner lots adjacent to the Highlands entrance (he Association has easements on those two parcels)
A gate will be installed in the wall where there are steps leading up to Milford and the lock on the gate will be keyed to the Beach Keys for residents
After the construction vehicles quit moving through the entrance areas, the asphalt on both sides of the cobblestone areas will be slurry-coated

Click here to see work-in-progress photos

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Cameo Community Association

Gem of ♦ Corona del Mar ♦ California

A Coastal Residential Community Since 1960

January 2007

Narrative

The entrance renovation project is proceeding with only minor glitches and is pretty much on budget.

The Board has approved several Change Orders that include:

Extending and raising the curved wall on the right side of the Highlands entrance
Raising the sign walls on the left of the Shores entrance
Straightening the sidewalks on both sides of the Highlands entrance

Extra funds were spent to change the cobblestones in both entrances when it was discovered that the larger stones that were initially installed in half the entrances would not be suitable for the heavy use expected.

Edison made Cameo install new conduit and power cables across Hampden that was not originally planned.

The contractor is currently preparing an estimate to apply stucco to the slump stone wall on the Highlands side and the split face block slough wall along the sidewalk on the Shores side, which will be additions to the original contract.

There has been some comment that the light colored stucco is too light and we are currently working with the architect to select a slightly darker tint.

Most of the construction will be completed by the end of January but there will still be some landscaping and irrigation work continuing into February.

Cameo is limited by the funds still available in the Reserve account and the remaining balance of our loan.

November 2006

Narrative

The inbound side of the Shores & Highlands entrances are now complete.

Starting Monday, November 20, the outbound entrance lanes will be closed for construction, and the newly completed sides will be opened up for two-way traffic.

We are still on schedule for completion in mid-January 2007. Click here to see the latest schedule.

October 2006

Narrative

On Tuesday, October 17 , our contractor will start saw cutting in both the Highlands and Shores entrances. On Wednesday, October 18, the INBOUND lanes of BOTH entrances will be closed.

During the lane closure, both inbound and outbound traffic will be directed to the outbound lanes and there will be traffic cones separating the lanes. The traffic loops imbedded in the entrances will be disabled temporarily and the signals will be operated by a timer, controlled by the City. Once the work is completed in the inbound lanes, they will be opened and the outbound lanes will be closed.

The contractor has promised to work as quickly as possible to get both entrances back to normal operations. Please excuse the temporary inconvenience. The finished entrances will be worth it.

The Iceberg roses that are currently planted in our entrances will not be re-used in our new landscape design. If you are interested in rescuing these rosebushes, please feel free to remove them, but only after the contractor has left for the day. The rosebushes will be available on a first-come first-served basis.

September 2006

Narrative

As you can easily see, the long anticipated replacement of the fence along the south side of PCH and the update/refurbishment of Cameo's entrances started September 14. Construction is expected to last 3 to 4 months, finishing around the first of the year, barring any unsuspected delays or difficulties.

The prime contractor is PHILCO Construction. We were fortunate in having John Duley, owner of LandScapes, our new landscaping contractor, win the bid from PHILCO for the subcontract of removing and replacing the trees, shrubs and irrigation systems for the project. Since LandScapes will be taking care of the new landscaping after it is installed, they have a vested interest in making sure the new landscaping is done properly.

The area looks pretty bare right now with the demolition about half completed. After the tree removal and debris removal is complete (approximately September 30), PHILCO will be putting up a temporary chain-link fence with nylon screening until the new walls are constructed.

The City inspectors are visiting the site every day and our Contract Manager, Newport Real Estate Services, is staying on top of the schedule. The owners of the lot at the south end of Hampden are allowing PHILCO to use the property for a staging area during construction, thus keeping a lot of equipment and supplies off our streets.

Project Schedule

LandScapes contract awarded
Loan document signed Sep 13
Demolition started Sep 14
Construction ends Jan 2007

August 2006

Bid Packages

Contract Awarded

Philco Construction

$1.3M

Construction Phase

Starts week of August 28, 2006
Ends December 2006

July/August 2006

Contractor Finalists (bid not to exceed $1.3M)

    Hillcrest Contracting

    Slater Builders

    Philco Construction
Loan approved

    First Bank

    Up to $1.1M

    1% Loan Fee

    15 years fixed @ 7.99%

    $9551/mo payment (budgeted)
Newport Real Estate Services appointed for construction management @ $3000/mo

Project Timeline Estimate

Bid Packages

Awaiting "best and final" bids from contractor finalists

Funding

Approved $1.1M loan for 15 years at 7.99% fixed, funds drawn on an as-needed basis, from Metro Group Realty Finance, a division of First Bank.

Approvals

City: Done
Coastal Commission: Permit Granted, with several conditions, at Hearing on June 13. Click here to read Coast Commission Staff Report.

Construction Phase

Estimated Start Fall 2006

Narrative

Progress on Cameo’s PCH Frontage Project (Walls and Entrances) has been moving along. In addition to our design and engineering plans being approved by Public Works, Traffic, Planning, Fire and General Services Departments, we received approval from the Parks, Beaches and Recreation Commission on January 3rd for our PCH Wall Reforestation Plan. The proposal was formally presented to and approved by the City Council at their January 24th meeting.

We have also completed our work with the City Attorney and have finalized the legal agreement covering Cameo’s property along PCH. This was also approved at the January 24th City Council meeting.

The Coastal Commission approved our project on July 27th and they are sending the Permits approvals to the City of Newport Beach.

The Wall and Entrance Committee agreed to select the winning bidder from three contractors: Hillcrest Contracting, Slater Builders and Philco Construction for an amount not to exceed $1,300,000. The Board approved this dollar amount at the July 25th board meeting.

The Loan Committee also agreed to approve a loan from First Bank for up to $1,140,040 at the following terms and conditions. (See Loan Details below.)
The loan fee would be 1% of the loan amount. In today’s interest rate environment, a fixed loan for 15 years at 7.99%, no recourse and no prepayment penalty, was a tremendous effort on behalf of the Association by our Loan Committee. The monthly payments are approximately $9,551.00 based on a $1,000,000 loan amount and are lower than anticipated. This amount is in our 2006-2007 budgets.

The Board also approved at our July 25th Board meeting a contract with Newport Real Estate Services to act as the construction manager representing the Cameo Association’s interest. The contract is for them to be compensated at the amount of $3,000 a month during the construction process and terminate upon City of Newport Beach approvals. The construction should commence around the end of August 2006 and should be finished during the fourth quarter of the year with the anticipated time of construction being three to four months.

Loan Details

    1. A Non-revolving line of credit for up to 1 year in addition to the Term Loan described below. Interest rate would be set with the term loan rate described below. Payments would be interest only, billed monthly, during the construction phase.
    2. Fully amortized term loan for up to 15 years will start at the end of construction. Interest rate would be 7.99% fixed for up to 15 years, with principal and interest payments billed monthly. Total term is up to 15 years, including construction phase. There is no prepayment penalty.
    3. Loan fee is 1% of the loan amount.
  4. A deposit relationship with automatic payments from a First Bank account will be required.
    5. Collateral would be the assessments receivable and assignable lien and collection rights of the Association.