April 18, 2023
BOARD MEMBER ATTENDANCE
Present: Joe Engle, President; Betty Schneider, Treasurer; Sandy Bagley; Secretary Absent: Victor Blanc, Vice-President; Steve Chipman, Member-at-Large
MANAGEMENT COMPANY REPRESENTATIVE(S) PRESENT
Ellona Hess of Scott Management Company (SMC)
CALL TO ORDER
These are the minutes of the 555 Esplanade Condominium Owners Association Board of Directors open session meeting, held on Tuesday, April 18, 2023, via Zoom. A quorum of Board Members was established, and Mr. Engle called the meeting to order at 10:06 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 March 21, 2023 meeting minutes. Ms. Schneider made a second to the motion, which carried unanimously.
APPROVAL OF MONTHLY FINANCIAL REPORT
The March financial report was reviewed.
MOTION Ms. Schneider made a motion to accept the March financial report as submitted. Ms. Bagley made a second to the motion, which carried unanimously.
OLD BUSINESS
- Sundeck Resurface – Project Update Pacific Construction Associates (PCA) are serving as project managers. PCA reported on March 17, 2023 that the permit for the project was pulled. The project will have to start within 180 days and be completed within 2 years. The Board accepted the updated WICR contract, reflecting the revised scope of work per plans and the price adjustment. The contract’s targeted start date is June 1, 2023 (to allow time for the weather to clear out, to get the new sliders [for 4 Units], delivered, and to give WICR enough lead time to gear up). There is a 90 day allowance for project completion. The signed contract will be released once the signed agreement is received from the final pending Unit, concerning the replacement of their sliders.
MOTION Mr. Engle made a motion to accept the signed agreements from the 4 unit owners who will have their sliders replaced as a part of the project. Ms. Bagley made a second to the motion, which carried unanimously. - 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
Board of Directors Meeting, Open Session
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).
Phase I On August 25, 2021, Ficcadenti Waggoner and Castle (FWC) conducted a site visit to view the concrete and masonry parking structure. Some damage to the concrete and masonry within the parking structure was observed; most was relatively minor or already being addressed by the HOA. FWC recommended assessing/repairing 4 different areas.
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. Ms. Schneider is representing the Board for project oversight and gave a progress report. It is expected that the work will be completed by May 15. Ms. Schneider, Ms. Bagley and a representative of Structural will meet with the Owner of 517 to address the concerns he raised about modifications around his parking space.
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 were assigned to ProTec. Ms. Schneider reported that these repairs are still in progress.
Phase III The Board accepted the proposal by Balcony1. The inspections will take place on May 17 and May 18. All residents will be contacted individually to confirm a date and 4 hour window time frame.
3. 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. Letters were issued to the Owners of Units 404, 504 with notice of work they must perform to their slider(s).
MOTION Mr. Engle made a motion to accept Unit 404’s updated submissions concerning the replacement of his windows/sliding glass door and to pursue an updated proposal from A to Z for balcony repairs, to exclude the waterproofing component (as that is the Owner’s responsibility).
The submission for slider repairs by the Owner of Unit 504 is pending.
4. Fire Sprinklers Repairs in Units This effort is now complete. The 5-year test of the
sprinkler system will be due again in August 2025.
5. Annual Fire Alarm Inspection – Results This effort is now complete. The system will
be due to be re-tested in February 2024. Page | 2
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6. 2014ReserveStudyUpdatewithSiteVisitThepreparationofthe2024reservestudy update by Association Reserves, with a site-visit, is in progress.
7. Door Alarms (with Remote Monitoring Capabilities) The door alarms were turned off, in response to repeated instances of the alarms being activated. Mr. Blanc is investigating a new type of alarm that could be remotely monitored/attended to.
8 .G4 N Wall Water Intrusion (Proposal Review & Vote) Ms. Schneider reported evidence of water intrusion at the north wall of G4 below Unit 105, adjacent to the planter between the Unit’s 2 patios. The water is coming through the wall and onto the floor. Ms. Schneider reviewed the conditions/project with Morales Waterproofing. As he will not go down beyond 4 feet, Ms. Schneider will review it next with Structural.
9. Entryway Light Fixtures The effort to locate replacement fixtures for the entryways remains in progress.
10.Electric Vehicle Charging Stations – Edison’s “Charge Ready” Program The Committee is continuing to work on investigating options, including connecting with Southern California Edison’s “Charge Ready” program, which offers in part, funded installation of electrical service infrastructure upgrades. Ms. Schneider reported that the Association is in the queue for funding (once it becomes available again).
11.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) is due. 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. The Board is in the process of reviewing the proposals and color ideas. The intention is to line up the start of the project with the completion of the sundeck project.
NEW BUSINESS
1. Annual (October) Meeting, Engagement of Inspector of Elections The annual meeting, to include the election of the Board, is due to take place on October 17. MOTION Mr. Engle made a motion to accept the proposal by The HOA Election Guys, Inc. for the “complete election package.” Ms. Schneider made a second to the motion, which carried unanimously.
ADJOURNMENT | CONFIRM NEXT MEETING DATE
The meeting was adjourned at 11:43 AM. The next meeting of the Board is scheduled to take place on Tuesday, May 23, 2023, 10 AM via Zoom.
EXECUTIVE SESSION
An executive session was called to order at 11:44 AM to review the executive session meeting minutes, the aging report, and governing document enforcement matter(s). The meeting was adjourned at 11:59 AM.
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Board of Directors Meeting, Open Session