BOARD OF DIRECTORS MEETING MINUTES
January 17, 2023
BOARD MEMBER ATTENDANCE
Present: Joe Engle, President; Victor Blanc, Vice President; Sandy Bagley; Secretary; Steve Chipman, Member-at-Large
Absent: Betty Schneider, Treasurer
MANAGEMENT COMPANY REPRESENTATIVE(S) PRESENT
Ellona Hess of Scott Management Company (SMC)
CALL TO ORDER
The following are the minutes of the 555 Esplanade Condominium Owners Association Board of Directors open session meeting, held on Tuesday, January 17, 2023, via Zoom. A quorum of Board Members was established, and Mr. Engle called the meeting to order at 10:05 AM.
HOMEOWNERS FORUM
Homeowners were provided with the opportunity to address the Board regarding items of interest or concern, in accordance with the open meeting act, CA Civil Code 4925(b).
APPROVAL OF BOD MEETING MINUTES
MOTION Mr. Engle made a motion to approve the November 15, 2022, meeting minutes. Ms. Bagley made a second to the motion, which carried unanimously.
APPROVAL OF MONTHLY FINANCIAL REPORT(S) & CD RECOMMENDATION(S)
The December financial report was reviewed.
MOTION Ms. Bagley made a motion to defer the acceptance of the November, December financial reports until the next meeting, as the Treasurer was not present at this meeting. Mr. Chipman made a second to the motion, which carried unanimously.
OLD BUSINESS
- Unit 620 Plans for Interior Alterations The Board reviewed the (updated) plans presented by the Owner. They were discussed extensively during this meeting, with the Owner and his supporting party (engineer). Permits will be applied for with the city. The Board will plan to issue a decision within the next week or so as to whether the scope of work is authorized as submitted.
- Sundeck Resurface Project Pacific Construction Associates (PCA) are serving as project managers. PCA reported on January 11 that the City of Redondo Beach approved their plans. PCA advised then that they would reach out to the contractor, WICR, to give them the update and final plan changes. It is estimated that the project will take approximately 3 months to complete. The plan is to start the project after the rainy season.
- Structural Integrity Analysis of the Building, Garages (3 Phase Effort) The Board commenced a 3 phase project to have the structural integrity of the building analyzed. The first focused on the structural integrity of the 4 garage concrete and steel levels. The second was for the analyzing of the settling of the building, i.e., manometer surveying. The second phase is complete. The Board will plan on having additional manometer surveys performed within the next 2 years in the areas that appear to be experiencing downward movement. The third will be inspecting the elevated structures, i.e., balconies, in compliance with Senate Bill 326 (SB326).
a) FWC also recommended the structural investigation and analysis of the G1 level slab. These further examinations were performed. FWC’s report, for their “top of slab structural assessment” was published on April 12, 2022. FWC prepared repair plans based on their findings for that assessment. The Board accepted the proposal issued by Structural Preservation Systems, LLC (“structural”) for this project. Mr. Schneider and Mr. Bagley will assist with the project. Ms. Schneider will represent the Board, for project oversight, with Mr. Chipman as the alternate Board representative. It is the Board’s plan to commence this project in quarter I of 2023. The contact is pending execution. Ms. Schneider and Ms. Bagley identified the parking spaces that will have to be emptied for the duration of the project, along with parking spaces that might be available for those residents to temporarily “loan” from their neighbors. SMC will follow-up with the Owners of these spaces.
b) FWC also issued concrete repair plans for the garage slab damage observed through invasive testing on October 22. A to Z Construction (A to Z) was engaged to perform these repairs. They were performed May 25 – June 3, 2022. Repairs to the (superficial) cracks on the concrete floor, by ProTec, are in progress.
Phase III Proposals for SB326 inspections were received from 5 different firms. The Board will work on establishing a committee for this project, as there are many facets to this undertaking that need to be planned for and managed.
4. 404/504 Balcony Repairs FWC and Ewell Construction (Ewell) met on-site April 5, 2022, for an initial inspection of these decks that were showing signs of distress. Based on that visit, Ewell presented a proposal for an invasive inspection. The invasive testing, which included the removal of stucco along the bottom and sides of the balconies to expose the underlying framing, was performed on May 31, 2022. FWC was onsite that day to evaluate the exposed conditions. Based on what was found, proposals for the repair work were issued by Ewell. They were presented to FWC for feedback. Considering that feedback, Ewell had to return for another visit, to take a closer look at the flashing and doors on both Units to narrow down what the needs are for each. That visit was performed on October 13. The Board considered the supplementary proposal Ewell issued, based on the findings from that follow-up visit. Proposals for the repair work that are HOA responsibility were received from a couple of additional companies. They are under review. Letters will be issued to the Owners of Units 404, 504 with notice of work they must perform to their slider(s).
5. Entryway Light Fixtures The effort to locate replacement fixtures for the entryways remains in progress.
6. Fire Sprinklers Repairs in Units Fire sprinkler repairs are now only pending in 517.
7. Repair, Paint Building’s Exterior Wood Surfaces When reviewing the 2023 reserve study update, the Board found that component “Building Exterior Wood Repair/Repaint (#1116) should be performed this year. Dunn Edwards (DE) prepared paint specifications for the project. DE prepared color scheme ideas/renderings and performed a job walk with companies that were invited to bid on the job. At the October 2022 meeting the Board voted to proceed with the project, to include painting the wood and stucco surfaces. Updated proposals were issued by the contractors, to exclude railing/wrought iron surfaces. The Board is in the process of reviewing them. The timing on the start of the project is still to be determined.
8. Electric Vehicle Charging Stations – Edison’s “Charge Ready” Program The Committee is continuing to work on investigating options, including connecting the Association with Southern California Edison’s “Charge Ready” program, which offers in part, funded installation of electrical service infrastructure upgrades.
9. Relocation of Beach Side Fence While the landscaping repairs/improvements on the Ocean/Westside of the building were being discussed with Rancho, Mr. Ed Schneider asked if the Board would consider the possibility of relocating/moving the existing aluminum fence to the edge of the property, to run parallel with the existing pedestrian path. Mr. Schneider prepared and put forth a Statement of Work for this project of consideration.
10. Balcony Maintenance Proposal Mr. Schneider presented a proposal on balcony maintenance for the Board’s consideration. The proposal was divided into 2 parts, which included financial incentives for the program. The Board is taking time to examine the proposal in detail, to be followed by a conversation on implementation.
NEW BUSINESS
- Rainwater Intrusion, Reported by 117 & 315 Antis Roofing is in the process of inspecting these Units, to determine the source(s) of (rain) water intrusion.
- Meetings After “State of Emergency” Ends (February 28, 2023) CA’s “State of Emergency” will end on February 28, 2023. The Board must now designate a physical location in the meeting notice so Owners who want to attend in-person can do so even though the meeting is being held virtually. At least 1 director or a person designated by the Board must be present at that location with a laptop or conference phone setup that allow members to hear the meeting, and, during the Open Forum portion of the meeting, be heard by the Board.
ADJOURNMENT | CONFIRM NEXT MEETING DATE
The meeting was adjourned at 11:39 AM. The next meeting of the Board is scheduled to take place on Tuesday, February 21, 2023, 10 AM via Zoom.
EXECUTIVE SESSION
An executive session was called to order at 11:40 AM to review the executive session meeting minutes, the aging report, governing document enforcement matter(s) and a contract formation matter. The meeting was adjourned at 12 PM.