Improvement Projects: 2020

The following projects were kicked off or completed prior to the end of the 2020 pool season.

Mold Abatement

A significant amount of mold in the basement (including Stachybotrys, aka “black mold”) was discovered in early spring. This led to the hiring of a professional firm to perform mold abatement and demolition.

Following a successful air-quality test, the basement was rebuilt to include:

  • New structure (where needed) with mold-resistant drywall. As of August, about 75% of the drywall has been installed.
  • New free-standing metal shelves, replacing wood shelves attached to the wall and/or prone to mold.
  • New electrical (see details below).

Exterior wall painting with a sealant material is underway to reduce moisture intrusion. A new dehumidifier was purchased to aide in humidity control.

It should be noted that in additional work, including pipe repairs and future basement waterproofing are necessary to ensure we do not have to do this again.

Parking Lot Repair

A portion of the parking lot was cut-out and replaced, while the remainder was repaired (cracks filled) and re-striped.

Water Gate Repair

The gate valve at the street that isolates the city water main from the supply line to the club was identified by the city as in need of repair to eliminate a leak. The valve was repaired.

Tempering Valve

Tempering Valve

A new tempering valve was installed to replace the existing leaking unit. The tempering valve regulates the hot/cold feed to provide a single pipe temperature-controlled feed to the showers.

Interior LED Lighting

New LED lighting from TOGGLED was installed throughout the club house (and in the pump house) with a goal of improving light quality and reducing energy consumption.

This project was partially supported by the DTE Energy Efficiency Program for Business, which offset some of the cost.

The replacement portion of the project consisted of installing 4000 K high-output (6,200 lumen) 46 W IP65 (water, dust and weather-proof) fixtures (TOGGLED FV420PO-A423-40230):

  • 12 total replacements (1:1 fixture count) in the restrooms and snack shack.
  • 3 additional fixtures in the women’s restroom.
  • 1 additional fixture in the snack shack.
  • 3 total in the pump house (replacing 2 x 13 W CFL bulbs).
New LED Lighting in the Women’s Restroom (prior to re-painting!)

The retrofitting portion of the project involved removing existing ballasts, re-wiring fixtures and installing LED bulbs (TOGGLED E416-40310-2) into 12 x 4-bulb fixtures in the lobby (7) and basement (5).

More than $100 per year in energy savings in anticipated.

Audio System

JBL Control 28-1

To improve the quality and audibility of music and PA announcements throughout the club grounds, a new pro-grade JBL 70 V audio system was designed and installed. Separate zones and mixing options allow independent music/PA levels for the pavilion and pool deck. An automatic “ducking” operation mutes the music during PA announcements.

The new system consists of the following components:

Work involved:

  • New wire (Belden 6300UE) was run to the club house and pump house speakers. Existing wiring was re-used for the pavilion speakers. The existing speakers (Boston Acoustics Soundware) were removed and sold to offset some of the cost. All wiring is run via conduit and behind attic spaces
  • 2 x -20 dB attenuators were purchased and installed between the Sangean HDT-1 and JBL Mixer-Amplifier to overcome the “hot” nature of HDT-1 outputs (too loud). This makes balancing audio (i.e. absolute/relative volume of music and PA announcements) much easier.

Wireless Network

This project is detailed here.

Diving Board

This project is detailed here.

Club House (Basement) Plumbing Repairs

A plumber performed the following repairs in the club house basement:

  • Replaced lengths of 1.5″ and 2″ copper pipe to address persistent leak issues.
  • Eliminated obsolete fixtures (no longer used) placed directly adjacent to electrical switchgear.

Pump House Plumbing Repairs

A plumber performed the following repairs in the pump house:

  • Replaced two isolation valves (in disrepair) that allow the boiler (heater) to be removed from the pool water circulation loop in the event of a leak or other failure. Operation of these isolation valves is critical.
  • Replaced the boiler circulation pump (used to force circulation of heated water into the loop) due to a failed shaft seal. Due to the nature of the application (chemically-treated pool water), a bronze housing pump is necessary, which made this an expensive repair.
  • A pipe (near the pump and isolation valve) was replaced to eliminate a leak.
  • Replaced a ball valve (that had a broken handle) that allows isolation of the flow of city water into the slides.

Other Projects: Women’s Restroom

  • Repaired ceiling drywall cracks and repainted the ceiling.
  • Removed an in-wall Edison fuse. No longer required.
  • Replaced an old/worn GFCI and light switches with 20 A commercial-grade devices. Installed stainless steel wall plates.
  • Installed new ceiling boxes and attic wiring to support 3 additional light fixtures.

Other Projects: Men’s Restroom

  • Removed the exhaust fan and louvers (previously vandalized) and temporarily covered with wood. The seized motor was deemed non-repairable. The fan is planned to be replaced in 2021.
  • Removed 3 in-wall Edison fuses. No longer required, and in several cases, were being used in an unsafe manner.
  • Replaced an old/worn GFCI and light switches with 20 A commercial-grade devices. Installed stainless steel wall plates.
  • Disconnected/removed old non-functioning exhaust fans over the large room stalls and shower. These will be replaced in the future.
  • Removed abandoned wiring from the attic (over both restrooms; including what appeared to be 70 V transformers from an in-clubhouse audio system of a prior generation).

Other Projects: Family Restroom

  • Replaced the sink. The prior sink prematurely cracked and failed due to trapped water in the drain. Going forward, additional measures will be taken to ensure the sink is drained.
  • Replaced the drywall ceiling in the “changing room” portion of the family restroom. The existing ceiling was sagging about 2 inches prior to replacement. As of August, some trim work and finish is still needed.
  • Installed 4 x 6 inch LED recessed lights. A note about placement: Due to obstructions provided by ceiling joists and conduit in the attic, a somewhat non-conventional layout was used.
  • Replaced non-GFCI receptacles in the “changing room” portion with 20 A GFCI units out of an abundance of caution (may not be required; no running water in this room).

Other Projects: Pool

  • Replaced 4 underwater pool bulbs (500 W). Cleaned glass and installed new gaskets (as a preventative measure for water tightness, per standard recommendation). Installed new stainless hardware, where necessary.

Other Projects: Pool Deck

  • Installed new white PVC divider fence outside of the men’s and women’s restroom. As of August, a minor amount of finishing work remains for this project.
  • Replaced damaged receptacles (at both the north-end and south-end of the pool deck) with 20 A commercial-grade devices. NOTE: These receptacles are not GFCI type, though they are protected via in-line GFCI devices within the pump house.
  • Replaced the seals on both pool slides, eliminating water leaks.
  • Re-assigned circuits such that the GFCI protected receptacles on the pool deck are now active and available for use at all times. Previously, these receptacles were inappropriately shared with a pool light circuit.
  • Added a 20 A GFCI breaker to the basement sub-panel for the pool deck post lights.

Other Projects: Snack Shack

  • Corrected a significant receptacle wiring issue.
  • Replaced receptacles with 20 A commercial-grade devices and installed all stainless steel wall plates.
  • Re-assigned mixed-up circuits per code requirements (garbage disposal, countertop receptacles and lights/fan now on dedicated circuits).
  • Installed a new receptacle and cover plate for garbage disposal (under the sink).
  • Added a 2nd LED light fixture, utilizing an abandoned ceiling box.
  • Installed a new exhaust fan (Broan L700) and corrected wiring issues. Removed the in-wall Edison fuse. Installed drywall as needed to enclosure the new exhaust fan. Patched and painted the ceiling.
  • Re-assigned receptacle circuits to ensure only one refrigeration unit is connected to each.

Other Projects: Lobby

  • Installed replacement LED exit signs (with floodlights). Corrected wiring issues. Made small drywall repairs.
  • Removed an existing shelf and assorted wiring associated with the stereo amplifier (to the large pavilion), PA amplifier and network equipment (some that was no longer functional). Patched and painted the left-over holes in the wall and ceiling.
  • Installed a shelf under the front desk to support audio equipment.
  • Installed network and audio boxes under the front desk to connect equipment.
  • Replaced an assorted light switches and receptacles (at least one of which was in significant disrepair) with new 20 A commercial-grade devices. Installed new white wall plates (where necessary).
  • Removed surfaced-mounted phone wire (tacked-on by the cable company’s installer) and pulled new Cat 5e cable (in-wall, via existing conduit) to a new phone plate. The wire is now routed to the basement network panel. While an analog cordless is in-use now, this protects for a future upgrade to a VoIP handset (or network jack).
  • Replaced the single-gang box behind the lobby desk with a dual-gang box that includes built-in USB charging ports. Corrected a wiring issue.
  • Upgrade the front desk PC with a solid state disk (SSD), re-imaged with a fresh installation of Windows 10. Replaced the existing small LCD (15 inch?) monitor with a 24 inch widescreen model. Replaced the keyboard and mouse. Added a battery backup (UPS), shared by the PC and audio system. Because of this, music and paging is still possible during a short-term power outage.

Other Projects: Club House Exterior

Dusk-to-Dawn Fixture
  • Combined soffit light circuits and added an automatic timer (to turn on at dusk).
  • Separated the front LED flood light from the soffit light circuits to allow independent control.
  • Corrected wiring and installation issues with the front LED flood light.
  • Removed an abandoned flood light in the soffit near the front door.
  • Installed and/or replaced multiple receptacles with weather resistant (WR) 20 A GFCI devices.
  • Replaced old/damaged weatherproof in-use boxes.
  • Cleaned up crooked conduit, and an abandoned switch/receptacle on the north end of the building (rumored to be remnants of the long-removed filter for the baby pool).
  • Replaced a dawn-to-dusk fixture with a new LED unit. Uses about 75% less energy than the mercury vapor unit it replaced. Pleasant, warm 3000 K color temperature matches other exterior lights. Water intrusion in the previous unit required wire replacement. Re-painted the mounting pole and installed all new mounting hardware.
  • Corrected an exposed wiring issue on one of the exterior lamp posts.

Other Projects: Large and Small Pavilions

  • Removed old (original?) speakers and wiring under the small pavilion. These speakers had been disconnected long ago.
  • Removed left-over exposed network wiring from a prior WiFi repeater that had been disconnected (and was found to be broken).
  • Installed new Windward 68″ indoor/outdoor ceiling fans with LED lights installed under the pavilion.
New Pavilion Ceiling Fan

Other projects that are planned to be completed this year:

  • The LED floodlight on the court-facing end of the pavilion is connected to the ceiling fan circuits. There are two issues: a) there is no apparent tie-in to this light via the junction boxes – is it spliced illegally? and b) it is desirable to operate the fans during the day without wasting energy operating a large floodlight. To fix this, an additional switch will be installed and a dedicated run of 14-2 will be made to the floodlight.

Other Projects: Playground

To be completed yet this year:

  • Install the replacement twisted ladder on the play structure (as provided by Miracle as a no-cost warranty replacement due to cracking and premature rusting on a weld).

Other Projects: Grounds

  • Removed a hazardous receptacle and broken/rusted conduit near the tennis courts. Inspected wiring for damage. Replaced with a new receptacle in a proper in-use covered housing. Re-wired within the pump house to be available and energized at all times for member use.

Other Projects: Basement

  • Installed new stud walls and moisture-resistant drywall (as of August, some of this is still pending completion).
  • Installed oscillating wall-mounted fans to aide in keeping the basement dry (and free of mold).
  • Added additional clamps to support under-joist sagging flexible conduit.
  • Replaced rusted exterior wall-mounted steel electrical boxes and added a water barrier behind new boxes.
  • Installed GFCIs for all basement receptacle circuits (water heater/heat tape/pump circuit excluded).
  • Cleaned up abandoned and damaged fixtures and conduit.
  • Fixed miscellaneous electrical workmanship issues.
  • Installed new receptacles and switches per stud wall rebuilds.
  • Had internal weeping tiles inspected/snaked in an effort to clear up the basement water issue. Blockage was found to be minimal. Instead, it appears to be a fundamental design/installation issue.
  • Installed a ground bar in the basement sub-panel. Cleaned up wiring.

To be completed yet this year:

  • Trace and label all circuits connected to the basement sub-panel (the task is about 75 % complete at this point). To be summarized in a clear and concise reference sheet. Many of the existing labels do not align with the actual connections made to the circuit breaker.

Other Projects: Basement Utility Room

The Utility Room (May 2020)
  • Covered fresh air vent to reduce basement moisture. This vent is believed to be a remnant from a long-removed boiler system that required a lot of fresh air to operate.
  • Re-purposed a former light fixture (from upstairs) with 4 x LED tubes to replace 2 x CFL bulbs, providing significantly greater light.
  • Removed abandoned sprinkler system wiring (rusted wall-mounted boxes and conduit).
  • Corrected an illegal shared neutral (same phase!) circuit condition.
  • Installed a replacement Grundfos Alpha hot water re-circulation pump on a timer.
  • Like the rest of the basement – new receptacles and switches installed.

Other Projects: Pump House

  • Replaced a rotted portion of fascia board. As of August, replacement of the drip edge and painting is still pending.
  • Corrected multiple circuit overload issues by carefully tracing, testing and documenting all circuits to the pool deck.
    • Re-assigned pool light circuits to properly distribute loads. Added 3 additional 20 A breakers to the panel. There are 10 x 500 W pool lights (5000 W total).
    • Marked all circuits with letter designators at the panel, on all wire (pairs) in junction boxes and on CAD drawings for future reference.
  • Added an in-line GFCI out of an abundance of caution to support the underground run to the receptacle near the tennis courts.
  • Removed an abandoned 240 V 20 A breaker from the panel.
  • Replaced all in-line GFCI devices due to significant visible rusting and/or corrosion on the existing devices.
  • Replaced the failing display in the Chemtrol PC2100 (involved solder re-work).
  • Installed a new junction box for network/audio to support future expansion.
  • Installed new pH and ORP probes for the Chemtrol PC2100.
The Pool Heater Web Page
  • Designed and installed a custom web-enabled controller for pool heater monitoring.
  • Disconnected and removed a mostly-abandoned water level probe system (no longer functional). Replacement of this system is possible in the future.
  • Replaced all light switches with 20 A industrial grade devices less prone to rust/corrosion.
  • Replaced all GFCI indoor receptacles.
  • Added a GFCI for the pool heater and recirculation pump.
  • Confirmed proper torque for all panel lugs and performed a thermal inspection.
  • Added chemical safety labels to Chlorine tab and hydrochloric acid containers.
  • Replaced a failed butterfly valve on the 6″ return line between the balancing tank and the strainer basket.
  • Repaired failed wiring on the pool vacuum and properly installed connectors (loose-hanging, prior to work). Evaluated battery; 100 AH AGM unit may be due for replacement?
  • Installed a new ignition transformer in the pool heater (boiler). The existing unit was failing to produce adequate spark. As of September 6th, replacement of the flame sensor is still pending.

Other projects that are planned to be completed this year:

  • Replace the sump pump. The crock will need to be emptied of refuse first.
  • There are two large vents built-in to the exterior of the pump house. The heavy-gauge metal screen on these vents has been pushed in (presumably by animals) and presently provides no barrier to animal intrusion. One screen has been partially repaired. Both should be re-seated and wire-tied shut to keep animals out.
  • There is a large gap in the bricks where the water pipe to the north slide exits the pump house. This should be spray-foam sealed and topped over with mortar to prevent another animal entry point.
  • Re-install a failing soffit vent to prevent animal intrusion.
  • Install a 1/2″ NPT 60 PSI pressure gauge on the filter tank nearest the garage door. It has been purchased, it just needs to be installed.