555 ESPLANADE CONDOMINIUM OWNERS ASSOCIATION
March 17, 2014
CALL TO ORDER
The following are the Minutes of the Meeting of the Board of
Directors of the Casa Bahia Condominium Owners Association, held on Monday,
March 17, 2014, in the 535 Building Lobby, 535 Esplanade, Redondo Beach,
California 90277. A quorum of Board Members was established and Frank Parker
called the meeting to order at 6:43 PM.
BOARD MEMBERS PRESENT
Frank Parker, Vice-President; Betty Schneider, Treasurer and Sandy Bagley,
Secretary.
BOARD MEMBER(S) ABSENT
Joe Engle, President.
MANAGEMENT COMPANY REPRESENTATIVE(S) PRESENT
Ellona Hess of Scott Management Company (SMC).
HOMEOWNER FINANCIAL COMMITTEE – REPORT BY MEMBER OF
COMMITTEE
The Chair of the Homeowner Financial Committee was not in attendance.
APPROVAL OF MEETING MINUTES
Ms. Schneider made a motion to approve the December 2013 minutes with one
typo correction. Ms. Bagley made a second to the motion. The motion carried with
all in favor. Ms. Bagley made a motion to accept the February 2014 minutes as
presented. Ms. Schneider made a second to the motion. The motion carried with
all in favor.
TREASURERS REPORT
The Treasurer, Ms. Schneider, reported that there is little
to report, with the Association being pretty much on budget, and no
extra-ordinary expenses incurred thus far.
HOMEOWNERS FORUM
Unit #620 – Edna Marinella:
Ms. Marinella reported again her concerns regarding the cap at the top of the
(fireplace) ventilation shaft (to the right side, when standing on her deck),
that is loose and possibly in disrepair.
Unit #418 - Mike Midstokke:
Mr. Midstokke questioned whether or not the hallways will be vacuumed to remove
the paint chips (that came loose as a result of the baseboard removals). Mr.
Midstokke suggested that a volunteer be assigned to each hallway to monitor
(scuffs) and administer paint touch-ups on an as needed basis. Mr. Midstokke
recommended that contact information for Esparza Fire Protection be listed on
the Association’s website.
Unit #302 – Dot Lee: Ms.
Lee asked around what time will the carpet contractors be on-site each day, and
approximately when will they leave by.
Unit #502 – Patty Cutten:
Ms. Cutten questioned whether or not there was a status update on the delivery
and installation of new unit front entry door hardware (for those that ordered).
OLD BUSINESS
1. Electrical Room/Door with Main Fire Panel, Modifications to Enhance
Security: Status Update: In December 2013, the main fire panel was
vandalized. To best mitigate future possible occurrences of vandalism in the
electrical room (where this panel is located), the following actions are in
progress: “1) install a board-member-access-only lock on the electrical room
door on the garage side and 2) make the stairwell exit into the electrical room
an Emergency Exit Only Door by posting signs in the stairwell and alarming the
stairwell door into the electrical room and also alarming the exit door from the
electrical room to the outside.” This plan is in the process of being
reviewed and approved by the City’s Building Administration. The City is due to
come out to survey the proposed plans two (2) weeks from today.
2. Fire Sprinkler System, Replacement of Master Flow Sensor: Proposal
Review/Vote: Esparza Fire Protection submitted a proposal for the
replacement of the master flow sensor. Ms. Schneider made a motion to accept the
proposal as presented. Ms. Bagley made a second to the motion. The motion
carried with all in favor.
3. Five Year Fire Sprinkler Certification: Unit Interior and Common Area
Repairs: Status Updates: Esparza Fire Protection verified that the building
is in compliance with the Redondo Beach Fire Department and is completely
certified at this point in time.
4. Garage Concrete Floor Repairs: Status Update; Project Change Orders:
Ratification of Emergency Vote: Three separate change orders were submitted
in connection with this project. Ms. Bagley made a motion to ratify the
emergency vote(s) taken by the Board via email to accept these change orders.
Ms. Schneider made a second to the motion. The motion carried with all in favor.
5. Hallway Renovation Project: Status Update: Ms. Schneider, co-Chair
of the project, reported that the removal of the old baseboards started today.
Carpeting will be removed/installed next. Almost all of the doors have been
painted. The Committee Chairs will walk the project with A to Z Construction to
address the painting project touch up list.
6. Vinyl Windows, Consideration towards Changing Rules and
Regulations/Policy and Procedure: Committee Report: Ms. Schneider, Mr.
Drale, and Ms. Cutten are working together as a Committee on this project. The
Committee is researching window manufacturers that offer different types of
materials, and color options, etc.
7. TABLED PROJECTS: a) Bicycle Room Clean-Out Project and Paddle Board
Storage Ideas; b) Earthquake Preparedness Plans, c) Isolation Valves,
Installation of; d) Maintenance Responsibility Matrix, e) Rules and Regulations
re Renters, Proposed Changes, f) Siding Repairs, g) Street Side Retaining Wall
Replacement, h) Sump Pump for Water Intrusion into G-2, and i) Water Intrusion
into G-4, N. Side Trenching Project.
NEW BUSINESS
1. FHA Approval, Renewal: Proposal Review/Vote: The Board received
notice that the FHA approval on the building is due to expire on March 19, 2014.
The Board reviewed the proposal submitted to complete the re-approval process.
Ms. Schneider made a motion to table this project until a need arises. Ms.
Bagley made a second to the motion. The motion carried with all in favor.
2. Insurance Policy(s) Renewal, May 2014: Proposal Review/Vote: Mr.
Navarro, of Navarro Insurance Agency, attended the meeting to verbally present
to the Board Farmers’ proposal for the renewal of the Association’s master
insurance policy. It was noted that the proposed building coverage has increased
from $19,700,000 to $20,882,000. Building personal property coverage has
increased by $600. Building ordinance and law coverages 2 and 3 both increased
by $15,000. Including an 8% automatic building increase, the annual premium
amount is: $22,944 (where the expiring premium amount is: $20,776). Mr. Navarro
will be submitting an alternate proposal, excluding condominium unit coverage –
as per the Association’s governing documents and (recently) adopted water damage
policy. Another proposal for the renewal policy is pending – to be submitted by
LaBarre Oksnee Insurance.
3. Jacuzzi Deck – Resealing: Discussion: Two (2) contractors have
visited the building, to survey the Jacuzzi deck. They will be submitting
proposals to reseal it, or to remove the existing deck layer(s) and install a
new one (possibly necessary due to the amount of seal coatings placed over the
existing one(s).
4. Sealing of the Unit Balcony Decks and Flashings, Advice to
Homeowners: Ms. Schneider reported that during a recent walk-thru, it was
noticed that in several places there were gaps between decking and balcony
enclosures. Also, on the under-side of my balconies, the stucco/rough surface is
peeling away, which is an indication that the balcony/deck is leaking and not
properly sealed. The Board will need to formulate a plan to ensure that
Homeowners are resealing their decks and balconies (with a new waterproof
coating) every five (5) – seven (7) years. As a first step, a letter will be
sent out to the Homeowners, informing/reminding them that it is their
responsibility to resurface their balcony decks.
NEXT MEETING
Monday, April 28, 2014, 6:30 PM.
ADJOURNMENT
Meeting was adjourned at 7:53 PM.
Submitted by: Ellona Hess
EXECUTIVE SESSION
An Executive Session was held (called to order at 7:56 PM) to
discuss delinquent accounts and Homeowner discipline matters. The meeting was
adjourned at: 8:10 PM.
PLEASE NOTE:
Any grievance or clarification on issues can be addressed by: (1) Airing the
issue at the next scheduled Public Board meeting, or (2) contacting Ellona Hess
at Scott Management Company (Phone: 310-370-2696 ext. 205; Email:
[email protected]; Mail: Scott Management Company, PO Box 3159, Torrance CA
90510-3159). Calls/correspondence should reference 555 Esplanade/Casa
Bahia.