555 ESPLANADE CONDOMINIUM OWNERS ASSOCIATION
July 21, 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, July 21, 2014, in the 535 Building Lobby, 535 Esplanade, Redondo Beach, California 90277. A quorum of Board Members was established and Joe Engle called the meeting to order at 6:36 PM.
BOARD MEMBERS PRESENT
Joe Engle, President; Frank Parker, Vice-President; Betty Schneider, Treasurer and Sandy Bagley, Secretary.
BOARD MEMBER(S) ABSENT
None.
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. A report was not given.
APPROVAL OF MEETING MINUTES
Dr. Parker made a motion to accept the June 2014 minutes as presented. Ms. Bagley made a second to the motion. The motion carried with all in favor.
TREASURERS REPORT
The Treasurer, Ms. Schneider, reported that the Association is still running a little bit under budget, which is mainly due to the fact that the hydro-jetting project for the year has not yet commenced. The last installment of the special assessment was due July 1. Ms. Schneider made a motion to accept the June 2014 financial report. Ms. Bagley made a second to the motion. The motion carried with all in favor.
HOMEOWNERS FORUM
Homeowners were afforded the opportunity to address the Board with their questions and/or concerns, comments, etc.
OLD BUSINESS
The Beach Side Fence, Maintenance // Proposal Review and Vote: At the June meeting Ms. Schneider reported some maintenance issues to the beach side fence including: 1) sanding down and re-painting the top to avoid corrosion, 2) the sides of the fence need to be reconnected and reinforced (North side), 3) the brackets holding the fence ends need to be replaced (replaced so that they are positioned on the inside and far enough indented so that they don’t provide a foothold for people looking to jump over the gate). The Board reviewed the proposal submitted by A to Z Construction for these maintenance items. A couple of items were missing from the proposal, including repairing the broken post and their recommendation to install a solid strip between the end post and the wall to prevent people from putting their foot through. It was also noted that the bottom panel of the south side gate is corroded and needs to be repaired. Dr. Parker made a motion to accept A to Z’s updated proposal to include these additional items with a total amount not to exceed $1,200.00. Ms. Schneider made a second to the motion. The motion carried with all in favor.
- Earthquake Insurance Renewal Policy // Ratification of Emergency Board Vote: A Board emergency vote was taken by email on July 12 to accept the earthquake insurance renewal policy presented by (incumbent agent) LaBarre Oksnee. The coverage proposed was the same, with a $78.00 premium increase. Ms. Schneider made a motion to ratify this emergency vote. Ms. Bagley made a second to the motion. The motion carried with all in favor.
- Electrical Room, Protective Enclosure for Fire Alarm System Panel: Proposal Review/Vote: 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), and based on feedback from the City (Captain Harper of the Redondo Beach Fire Department), the recommendation being considered at this time is to install a plastic panel over the fire panel for vandal protection. The proposed cost by A to Z Construction for building and installing this type of panel is $1,500.00. Mr. Schneider and A to Z Construction are in the process of finalizing the design for this panel.
- Fire Alarm System, Annual Test and Inspection // Status Update: The fire alarm system was tested on July 8 by Southland Fire Alarm. The system passed with no major issues.
- Jacuzzi Deck – Reseal // Proposal Review and Vote: Several contractors visited the building, to survey the Jacuzzi deck. Ewell Construction submitted a proposal to reseal the existing. The contractors were asked to also submit proposal 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]).
- Toilet Vent Line Servicing Units 110 and 111 // Status Update: At the June meeting the Board reviewed the proposal submitted by Bert Meli Plumbing Co. to re-route the 2” toilet vent line that services Units 110 and 111. Mr. Midstokke suggested at the time an alternative option of replacing the (old, 1.5 gallon) toilet in Unit #111 with a new, efficient one as the difference in pressure may be the cause and solution of the problem. The scheduling of replacing the toilet in Unit #111 to test out this possible alternative option is in progress.
- 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.
- 2015 Reserve Study Update (with Site Visit // Review Draft and Vote to Accept: The reserve study update for the fiscal year ending December 31, 2015 is in the process of being prepared by Association Reserves.
- TABLED PROJECTS: a) Bicycle Room Clean-Out Project and Paddle Board Storage Ideas – Ms. Schneider and Ms. Bagley; b) Earthquake Preparedness Plans – Mr. Joe Engle, c) Isolation Valves, Installation of – Mr. Mike Midstokke; d) Maintenance Responsibility Matrix – Mr. Joe Engle, e) Rules and Regulations re Renters, Proposed Changes – Mr. John St. Rock, f) Siding Repairs – Dr. Parker, g) Street Side Retaining Wall Replacement and Landscape Renovations, h) Sump Pump for Water Intrusion into G-2, and i) Water Intrusion into G-4, N. Side Trenching Project – Dr. Parker and Mr. Schneider.
NEW BUSINESS
- Dryer Vent Cover Study // Review and Discuss: Dr. Parker prepared a drawing on the front of the building, noting the location of the three (3) vents that have a “bee” problem. There are only four (4) vents on the east side of the building. There are about twenty (20) vents on the north side and twenty (20) vents on the south side. The east side vents will be addressed first. A proposal will be requested from A to Z Construction.
- Insurance Carrier Loss Control Survey // Review Recommendations: York Risk Control conducted a loss control survey for the Association’s insurance carrier. The purpose of the survey was to evaluate the exposures and controls related to the insurance coverages provided to the Association. As a result of the survey, the recommendations submitted are as follows: 1) posting building evacuation procedures on each level and by elevators, 2) having life safety equipment located in the pool area, properly mounted and secured in a clearly visible and readily accessible area within the immediate pool area. Ms. Bagley will spearhead taking care of the recommendation listed as item #1. The Association’s spa service provider will be asked to install a ring toss to satisfy the recommendation listed as item #2.
- Landscape Extras, Sharp Plants on Sides of Beach Fence // Proposal Review and Vote: At the Board’s request Rancho CA submitted a proposal to install two (2) twenty-five (25) gallon agave Americana variegate plans at each end of the beach side fence. Rancho also submitted a proposal to install two (2) fifteen (15) gallon agave Americana variegate plants at each end of the beach side fence. Rancho will be asked to submit proposals for other sharp plants.
- Unit #114 Parking Space Request // Review and Vote: The Homeowner of Unit #114 requested that the Association consider assigning to his Unit an alternate parking space(s) due to sizing problems and concerns. One of the Unit’s two spaces was impacted by the G4 project in reducing the size of the space to be less than 9 feet wide (as a standard verbally mentioned by a City representative). The other space is impacted by a pre-existing drain pipe. In consideration of the Owner’s request, the Board inspected the spaces in the garage. Thereafter, Ms. Bagley made a motion to legally trade the Owner’s space that is less than 9 feet with one of the Association’s rental spaces. Ms. Schneider made a second to the motion. The motion carried with all in favor. As the second space meets the standard measurement requirement of 9 feet, Ms. Bagley made a motion to deny the Owner’s request for the trade of the second space. Ms. Schneider made a second to the motion. The motion carried with all in favor.
- Unit #114, Unit Interior Modification Plans // Review and Accept: The Board reviewed the “Request for modifications” document dated July 2, 2014 submitted by the Homeowner of Unit #114. The Board reviewed in detail with the Homeowner the item listed as 1A: “Turn bathtub into shower.” The Homeowner will present the Board through Scott Management Co. with a drawing for what this mechanical portion of the project will entail. The Board agreed to provide the Homeowner with a letter addressed to the City to confirm that he may proceed with replacing the Unit’s two sets of sliding doors, and one fixed window in the living room. The approval of the Board is based on the Homeowner following the Association’s Policy and Procedure for the replacement of sliders/windows.
- Vent Caps, Maintenance // Proposal Review and Vote: The proposal for this maintenance project is pending.
- EMERGENCY ITEM, Elevator Safety Load Test: TRE submitted a proposal for performing the five (5) year elevator safety load test. It was last performed in 2009. Ms. Bagley made a motion to accept the proposal as presented. Ms. Schneider made a second to the motion. The motion carried with all in favor.
- EMERGENCY ITEM, Unit #110 Parking Space Request: Ms. Schneider advised the Board that one of her parking spaces on G4 was also impacted by the G4 project by the expansion of a column. The parking space is less than the standard measurement of 9 feet wide. At this time the Homeowners are not requesting a trade in spaces but are requesting a letter from the Board that should the issue come up in the future, that the Board afford them the same opportunity as was provided to Unit #114, to legally trade the space for another that meets the standard measurement of 9 feet wide. The Board unanimously agreed to provide the Homeowners with this letter.
NEXT MEETING
Monday, August 18, 2014, 6:30 PM.
ADJOURNMENT
Meeting was adjourned at 9:05 PM.
Submitted by: Ellona Hess
EXECUTIVE SESSION
An Executive Session was held (called to order at 9:05 PM) to discuss delinquent accounts. The meeting was adjourned at: 9:10 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.