BOARD OF DIRECTORS MEETING MINUTES
Tuesday, August 16, 2022
BOARD MEMBER ATTENDANCE
Present: Joe Engle, President; Betty Schneider, Treasurer; Sandy Bagley; Secretary; Steve Chipman, Member-at-Large
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, August 16, 2022, 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 (06.21.22)
MOTION Mr. Engle made a motion to approve the June 21, 2022 meeting minutes as prepared. Ms. Schneider made a second to the motion, which carried unanimously.
APPROVAL OF MONTHLY FINANCIAL REPORT AND CD RECOMMENDATION(S)
The June and July financial reports were reviewed.
MOTION Ms. Schneider made a motion to accept the June financial report. Mr. Chipman made a second to the motion, which carried unanimously.
2023 RESERVE STUDY UPDATE
Association Reserves issued a 2023 reserve study update on April 28, 2022, and a revision on August 12 based on feedback by the Board. Based on a projected January 1, 2023 starting reserve balance of $1,211,145, the Association will be 80.5% funded which represents a strong reserve position. The study recommends increasing the monthly reserve contribution rate from $10,683 to $13,250. The vote to accept the study will be deferred until the next meeting, as the Board would like to add an additional component to the study, “Building Integrity.”
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. The (updated) plans were submitted to the building department mid-July. PCA reported on August 5 that they reached out to the city but had not heard back about permit status. An updated proposal is due to be presented by WICR, considering the changes mandated by the city. 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 focuses 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 third will be inspecting the elevated structures, i.e., balconies, in compliance with Senate Bill 326 (SB326).
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.
3. Rusted/Rusting Screens Under Balconies There are screens under balconies to allow for the release of moisture. 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. The Board reviewed the proposal received from A to Z to install new screen vents. The scope of work is agreeable, but the product is not; A to Z will be asked to resubmit.
4. Dryer Vents – Replacement of Outlet Covers Action Duct (Action) had to break off 4 duct outlet covers to allow for access for the duct cleaning service. Action recently explained that they cannot arrange to have the covers replaced. ProTec will be asked to facilitate this work, with concave type vents (vs. convex), to allow the covers to be removed in the future without having to break stucco.
5. 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. They found that the framing members for both balconies appear to be in fair condition; some damage was observed that requires repairs. Proposals for the repair work were issued by Ewell. They are in the process of being considered by FWC.
6. Light Fixtures: Entryways, Stairwells, Emergency Lights a) The effort to locate 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. These were ordered and are due to be delivered on/around August 22. 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 complete.
7. Fire Sprinklers Repairs in Units Repairs were completed in Units 117 and 404. Repairs are pending in Units 111, 113, 114, 305 and 517.
8. Unit 315 Water Intrusion – Water Test Findings A water test was performed by Antis Roofing (Antis) on June 15, 2022, to pinpoint the exterior location/component(s) allowing moisture intrusion into the bedroom ceiling. After water testing 517’s windows and sliding door, moisture was detected in the ceiling per moisture meter being used. 517 is aware and working to resolve these issues.
9. 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.
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 will take time to examine the proposal in detail, to be followed by a conversation on implementation.
11. Relocation of Beach-Side Fence This proposal will be deferred until the January 2023 meeting.
NEW BUSINESS
- ProTec Building Maintenance Agreement The Board reviewed the July 13, 2022 communication from ProTec re “contract cost impact” and August 3, 2022 communication re “updated contract and appendix agreement.”
2. Annual Roof Maintenance, Cleaning The Board reviewed the proposal by Antis for a roof maintenance and cleaning service, with the goals of minimizing potential leaking areas, preventing/mitigating premature failures, and providing longevity to the roof system.
MOTION Ms. Bagley made a motion to accept the proposal, for $8,461. Ms. Schneider made a second to the motion, which carried unanimously.
3. 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. A representative for Dunn Edwards will be called out to meet with a Board Member on-site, for the development of a scope of work.
ADJOURNMENT | CONFIRM NEXT MEETING DATE
The meeting was adjourned at 11:41 AM. The next meeting of the Board is scheduled to take place on Tuesday, September 20, 2022, 10 AM via Zoom.
EXECUTIVE SESSION
An executive session was called to order at 11:42 AM to review the executive session meeting minutes, the aging report and governing document enforcement matter(s). The meeting was adjourned at 11:49 AM.