Tuesday, June 21, 2022
BOARD MEMBERS PRESENT
Joe Engle, President; Betty Schneider, Treasurer (arrived at 10:38 AM); Sandy Bagley; Secretary; Steve Chipman, Member-at-Large
BOARD MEMBERS ABSENT
Victor Blanc, Vice-President
MANAGEMENT COMPANY REPRESENTATIVE(S) PRESENT
Ellona Hess and Josie Fajardo 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, June 21, 2022, via Zoom. A quorum of Board Members was established, and Mr. Engle called the meeting to order at 10:04 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 (05.17.22)
MOTION Mr. Engle made a motion to approve the May 17, 2022 meeting minutes as prepared. Mr. Chipman made a second to the motion. The motion carried with all in favor.
APPROVAL OF MONTHLY FINANCIAL REPORT AND CD RECOMMENDATION(S)
The April and May financial reports were reviewed.
MOTION Ms. Schneider made a motion to accept the April and May financial reports. Ms. Bagley made a second to the motion. The motion carried with all in favor.
Ms. Schneider, Mr. Engle, and Mr. Blanc will work together with Mr. Turkzadeh of RBC on CDs for reserve funds.
OLD BUSINESS
- Sundeck Resurfacing Project Pacific Construction Associates (PCA) will be serving as project managers. PCA is continuing to work with the Redondo Beach planning department to procure a permit(s) for the project. PCA is completing a revised plan to address (3) issues raised by the City’s planning department. It is estimated that the project will take approximately 3 months to complete. The commencement of the project may be pushed out until spring 2023.
- 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 is for the analyzing of the settling of the building, i.e., manometer surveying. The third will be inspecting the elevated structures, i.e., balconies, in compliance with Senate Bill 326 (SB326).
Board of Directors Meeting, Open Session
Phase I On August 25, 2021, Ficcadenti Waggoner and Castle (FWC) conducted a site visit to view the concrete and masonry parking structure (Phase I). Some damage to the concrete and masonry within the parking structure was observed, but most was relatively minor or already being addressed by the HOA. FWC recommended assessing/repairing 4 different areas. FWC also recommended the structural investigation and analysis of the G1 level slab, to include viewing the top of the G1 podium slab within several Units. These further examinations were performed. FWC’s report, for their “top of slab structural assessment” was published on April 12, 2022. FWC was engaged to prepare repair plans based on their findings for that assessment. The plans are due to be issued by June 24, 2022. 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.
Phase II This phase is complete. As recommended, the Board will plan on having additional manometer surveys performed within the next 2 years in the areas noted above that appear to be experiencing downward movement.
Phase III FWC proposed, concerning SB326 inspections, “The strategy that seems most efficient is to have FWC conduct the balcony inspections prior to the railing replacement.” The Board agrees with this strategy and will intend to embark on the effort following the completion of the sundeck project.
- Rusted/RustingScreensUnderBalconiesTherearescreensunderbalconiestoallow for the release of moisture. The Board reviewed the proposals received from A to Z to install new screen vents in 6 different locations; 1 proposal was for copper replacements and the other for aluminum. Mr. Schneider proposed standardizing the rectangular vent screens by installing a vent frame that would accommodate just changing out the screens themselves. Once the new type is installed, there would be no need for any construction, stucco, or painting work whenever the screen needs to be replaced again in the future due to rusting or old age. A proposal for this type of screen is pending submission by A to Z Construction.
- Dryer Vents, Make-Up Day for 8 Missed Units – July 8 and Replacement of Outlet Covers Action Duct (Action) is due to return to the building on July 8 to attend to the 8 Units that were not serviced on the original duct cleaning days. Action is also due to submit a proposal to install new duct outlet covers where they had to be broken off to allow for access for the duct cleaning service.
- 404/504 Balcony Repairs – Results of Invasive Inspection 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. They found that the framing members for both balconies appear to be in fair condition; some damage was observed that requires repairs. A proposal to perform that repair work is pending submission by Ewell.
- Light Fixtures: Entryways, Stairwells, Emergency Lights a) The effort to locate (matching) replacement fixtures for the entryways is in progress. b) Ms. Schneider reported that there are (approximately) 64 stairwell lights that need to be removed and replaced with LEDs. MOTION Mr. Engle made a motion to proceed with ordering the bulbs from Amazon, up to a quantity of 80. Ms. Bagley made a second to the
Board of Directors Meeting, Open Session
motion. The motion carried with all in favor. ProTec will install them. c) On April 1, 2022, a local power outage occurred. Mr. Bagley walked around the building and garages to perform a survey on the operation of the emergency lights. Battery replacements and repairs are in progress and are nearing completion.
- 555 3rd Floor Exit Door Replacement ProTec recommended the replacement of this door. MOTION Ms. Schneider made a motion to accept the proposal by JMC Lock & Security. Ms. Bagley made a second to the motion. The motion carried with all in favor.
- G4 Plumbing Repairs The Board reviewed the repair list and proposal by Jose Rodriguez Plumbing, to attend to leaking, corroded and/or cracked pipe and fittings on G4. MOTION Mr. Engle made a motion to accept the proposal. Ms. Schneider made a second to the motion. The motion carried with all in favor.
- Landscape – Water Conservation The State of CA enacted a water conservation regulation for outdoor watering. Ms. Schneider spoke with Sal Mora of Rancho California Landscape on the subject and this matter is now considered resolved.
11.2023 Reserve Study Update Association Reserves issued a 2023 reserve study update on April 28, 2022. Mr. Engle and Ms. Schneider will review the study in detail and prepare comments/list of changes for the Board’s discussion at the July meeting.
12.Electric Vehicle Charging Stations – Edison’s “Charge Ready” Program The Committee is working on connecting the Association with Southern California Edison’s “Charge Ready” programs. The program offers, in part, funded installation of electrical service infrastructure upgrades.
NEW BUSINESS
- 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 will take time to examine the proposal in detail, to be followed by a conversation on implementation.
- Statewide Mandatory Organic Waste Collection Effective January 1, 2022, the new state law makes it mandatory for multi-family dwellings to arrange for recycling services for organic waste. There is a bin for this waste collection in each trash room. SMC will send an announcement out to the Community on the subject.
The meeting was adjourned at 11:30 AM. The next meeting of the Board is scheduled to take place on Tuesday, July 19, 2022, 10 AM via Zoom.
EXECUTIVE SESSION
An executive session was called to order at 11:30 AM to review the executive session meeting minutes, the aging report and governing document enforcement matter(s). The meeting was adjourned at 11:57 AM.
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Board of Directors Meeting, Open Session